Indio City Council
September 21, 2022

Resolution No. 10326 adopting the Highway 111 Corridor Specific Plan and... Page 1296 of 1610 10 service, reduce vehicle trips, and allow residents without private vehicles to access services.

Goal ED-6: Tax Base Diversification. A City with a diversified tax base that allows it to flourish during different market cycles.

ED-6 Policies ED-6.1 New retailers. Where appropriate, support the entry of new retail uses into the City, including uses that will attract spending from visitors and residents of neighboring communities in the Coachella Valley.

ED-6.2 Retail development. Support retail development that meets the community needs of Indio’s residents in appropriate locations in order to prevent the leakage of local expenditures to neighboring communities.

Goal ED-8: Jobs-Housing Balance. A City that grows with a balance of jobs and housing to meet the needs of current and future residents.

ED-8 Policies ED-8.1 Transportation connectivity. Coordinate transportation investments to create better connectivity between residences and job locations.

ED-8.2 Employment infill. Allow employment generating land uses at infill sites and in development locations.

ED-8.3 Missing-middle housing. Encourage the growth of
diverse housing types including missing middle housing
opportunities in Indio.

The adoption of the Indio General Plan 2040 established the land use designation framework for the City of Indio. Within the Highway 111 Corridor Specific Plan, there are three (3) primary land use designations comprised of Mixed Use Neighborhood (MUN), Midtown and Workplace District. These land use designations in turn form the foundational basis for the development of the Highway 111 Corridor Specific Plan. The Highway 111 Corridor Specific Plan is directly intended to implement relevant vision, goals and policies of the General Plan pertaining to the Highway 111 Corridor within the City of Indio. Chapter 3 (Land Use and Urban Design) and Chapter 6 (Economic Development) are the key chapters relevant

Resolution No. 10326 adopting the Highway 111 Corridor Specific Plan and... Page 1297 of 1610 11 to the Highway 111 Corridor Specific Plan.

The Highway 111 Corridor Specific Plan has been developed to reflect and implement form-based code planning that is intended to foster predictable built results and a high-quality public realm by using physical form rather than separation of uses as the organizing principles for the development of land use patterns that will be consistent with and reflective of the General Plan 2040. The Highway 111 Corridor Specific Plan will help realize the goal of an enhanced urban structure along the “spine” corridor of the City. The Plan will lead over time to the transformation of the Midtown area into a mixed use center reducing and replacing the auto-oriented dominated characteristics of this area of the corridor along with the rest of the corridor. The implementation of the Plan will result in a more human scaled public realm through the introduction of connectivity between parcels of land and between parcels of land and the public rights-of-way of Highway 111 and other key streets.

In addition, Highway 111 will over time be transformed into a multimodal corridor that will enhance overall mobility, create a pedestrian streetscape throughout the corridor and establish a stronger and safe pedestrian mobility option through the corridor. As a form based code, the Plan will require attention to the use of higher quality materials, reinforce the need to utilize building scale and orientation as a key building design feature and focus the connectability of building entrances to public spaces inclusive of public streets. The Plan will support the implementation of connected places by requiring vehicular and non-vehicular connections between parcels and between parcels and public rights-of-way. The Plan focuses heavily on the need for permanent connections throughout the corridor that extend beyond the traditional public street connections approach to afford people multiple mobility options. The Plan focuses on and provides standards for the development of key mixed use centers throughout the corridor in recognition that the scale and diversity of the corridor will be supported by proximate nodes of mixed use activity. The Plan guides the development of these centers at a pedestrian-oriented neighborhood scale and reinforces transit connection opportunities.

The Highway 111 Corridor Specific Plan has been developed on a foundation of realistic and market based considerations. The Plan is intended to support the continued diversification of the City’s tax base through the preservation of existing businesses, the introduction of diverse new businesses and the increase in employment opportunities within the corridor. The Plan is intended to support the City’s goal of increasing the City’s job to housing

Resolution No. 10326 adopting the Highway 111 Corridor Specific Plan and... Page 1298 of 1610 12 balance to provide enhanced opportunities for residents of Indio and, in particular, future residents in the corridor, with proximate employment opportunities. The Plan proposes the development of Highway 111 as a multi-modal corridor with a primary focus on nonvehicular and vehicular connectivity on and around Highway 111 inclusive of through and between adjacent parcels. The Plan promotes the development of multiple housing prototypes that will increase the housing diversity in the City to address the need for missing middle housing and also assist the City in addressing the City’s Regional Housing Needs Assessment (RHNA) housing unit requirement.

Section 3. The City Council hereby adopts the Highway 111 Corridor Specific Plan attached hereto as Exhibit “A” inclusive of the amendments to Section 3.11 (Private Signage) and concurrently repeals the Central Highway 111 Corridor Specific Plan and the Mixed Use Specific Plan.

Section 4. The Community Development Director is hereby authorized to make minor non-substantive revisions also known as scrivener error corrections for the production of the final version of the Highway 111 Corridor Specific Plan.

Section 5. This Resolution shall become effective immediately upon its adoption.

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PASSED, APPROVED, and ADOPTED this 21st day of September 2022.

WAYMOND FERMON, MAYOR
ATTEST:

CYNTHIA HERNANDEZ, CMC

CITY CLERK

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Adoption Draft
PREPARED FOR THE CITY OF INDIO | SEPTEMBER 2022

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City of Indio
Downtown Residents, Businesses and Organizations
A special thanks to the countless residents, businesses, organizations and stakeholders who have contributed
their time, energy, and input into the creation of this plan.

City Council
Waymond Fermon, Mayor
Oscar Ortiz, Mayor Pro Tem
Glenn Miller, Councilmember
Elaine Holmes, Councilmember
Lupe Ramos Amith, Councilmember
Planning Commission
Nicco Alexander Ysiano, Chairperson
Christian Rodriguez Ceja, Vice-Chairperson
Gloria Franz, Commissioner
Jacqueline “Jackie” Lopez, Commissioner
Gabriel Fajardo, Commissioner
Esperanza “Espe” Valdez, Former Commissioner
City Staff
Bryan Montgomery, City Manager
Rob Rockwell, Assistant City Manger / Finance Director
Scott Trujillo, Deputy City Manager
Kevin Snyder, AICP, Community Development Director
Carl Morgan, Director of Economic Development
A Special Thanks:

This 111 Corridor Specific Plan and the goals, vision, strategies, development standards, and implementation plan herein, are a result of a collaborative effort between the City of Indio and its City Council and Planning Commission, its team of professional consultants, and the active, thoughtful participation of Indio’s engaged community. This Plan was funded with a $310,000 SB2 Planning Grant from the California Department of Housing and Community Development.

Specific acknowledgment is given to the following individuals:

Consultant Team
Bay Area Economics, Prime Consultant, Economics
Sherry Okun-Rudnak, Principal-in-Charge
Lisa Varon, Principal *
Sargent Town Planning, Urban Planning & Design
David Sargent, Senior Principal-in-Charge
Peter VanderWal, Principal, Project Director
Andrew Krizman, Senior Urban Designer
Michael Mabaquiao, Senior Urban Designer
Elisabet Ollé Amat, Senior Urban Planner
Eryan Gwin, Associate, Urban Designer
Russell Toler, Associate, Code Specialist
Javier Ballesteros, Associate, Urban Designer
Greensfelder Commercial Real Estate, LLC
David Greensfelder, Managing Principal
Rincon, CEQA Analysis
add team member
MSA Engineering, Utilities Engineering
add team member
Fehr & Peers, Traffic & Mobility
Jason Pack, Principal
Acknowledgements

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CHAPTER 1 | INTRODUCTION
Table of Contents
1 | INTRODUCTION

1.1 Introduction, Background & Context . . . . . . . . . . . . . . 6

1.2 Planning Process . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22

1.3 Specific Plan Goals. . . . . . . . . . . . . . . . . . . . . . . . . . . . . 26 2 | PLACEMAKING VISION

2.1 A Vision for the Highway 111 Corridor. . . . . . . . . . . . . . .32

2.2 Placemaking Priorities. . . . . . . . . . . . . . . . . . . . . . . . . . . . .36

2.3 Corridor Segments . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .54

2.3.1 West Gateway. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .56

2.3.2 Midtown / Downtown . . . . . . . . . . . . . . . . . . . . . . . .64

2.3.3 East Corridor. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .74 3 | DEVELOPMENT STANDARDS &

GUIDELINES

3.1 Introduction . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .84

3.2 Code Administration. . . . . . . . . . . . . . . . . . . . . . . . . . . . . .86

3.3 Code Glossary. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .94

3.4 Regulatory Zones, Overlays & Subareas . . . . . . . . . . . . .98

3.5 Allowed Uses . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .108

3.6 Subdivision / Public Realm Completion . . . . . . . . . . . . .116

3.7 Public Realm Standards . . . . . . . . . . . . . . . . . . . . . . . . . .128

3.8 Building Placement and Access. . . . . . . . . . . . . . . . . . . .164

3.9 Building Height. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .168

3.10 Facade and Frontages. . . . . . . . . . . . . . . . . . . . . . . . . . .170

3.11 Private Signage. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .192

3.12 Parking . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 208

3.13 Site Design . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .214

3.14 Interim Development in the MU-C Zone. . . . . . . . . . . .228 4 | IMPLEMENTATION

4.1 Introduction . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .244

4.2 Private Development. . . . . . . . . . . . . . . . . . . . . . . . . . . . . .245

4.3 Economic Development . . . . . . . . . . . . . . . . . . . . . . . . . . .249

4.4 Public Realm Funding Phasing . . . . . . . . . . . . . . . . . . . . . .253

4.5 Anti-Displacement. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .254 APPENDIX A| INFRASTRUCTURE
A.1 Background Report for Infrastrucutre Analysis . . . . . . . A-4 A.2 Transportation Memorandum. . . . . . . . . . . . . . . . . . . . . A-38 APPENDIX B| INDIO MARKETPLACE

AGREEMENT
B.1. Introduction. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . B-4 B.2. Overview of The Indio Land Development Plan. . . . . . . B-6 B.3. Specific Plan Components for the Indio Land Development Parcels . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . B-6 B.4. Developer’s Obligation to Construction Certain Public Improvements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . B-7 B.5. Parcel Map No. 38387 Exhibits . . . . . . . . . . . . . . . . . . . . . B-8

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Resolution No. 10326 adopting the Highway 111 Corridor Specific Plan and... Page 1305 of 1610 This Chapter Covers:

1.1 Introduction, Background & Context . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .6

1.2 Planning Process . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22

1.3 Specific Plan Goals. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 26

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A. Introduction
In February 2020, the City of Indio received an SB2 funding grant from the California Department of Housing and
Community Development (HCD) to develop a Specific Plan for approximately 950 acres of land, centrally located within the City along a 4-mile stretch of the Highway 111 Corridor (See Figure 1.1).

While a central focus of the SB2 grant is the delivery of new attainable housing within the Plan Area, this Specific Plan is also intended as a tool for promoting economic development, sustainable employment and physical infrastructure
improvements within the Corridor, and for clarifying,
integrating, and implementing the visions of several related and overlapping planning initiatives conducted by the City in recent years. These include the 2040 General Plan, the Downtown Specific Plan, the Complete Streets Master Plan, CV Link - now under construction in Indio - and others.

The preparation of this 111 Corridor Specific Plan (111 CSP) also parallels a number of ongoing development efforts
and proposals within the Plan Area, including the proposed redevelopment of the Indio Grand Marketplace Mall into an active mixed-use district and regional retail destination. With multiple planning and development efforts substantially underway, the City will utilize this Specific Plan as a strategic action plan to facilitate and coordinate the development of public and private improvements along this city center corridor to systematically realize the long-term vision for the corridor as a livable area, one project and one improvement at a time, thereby attracting new market
investment in housing and economic development uses.

High-level planning imperatives for this Specific
Plan include:
+ Provide implementation strategies to ensure
the delivery of at least 500 new housing units
within the 111 CSP area, inclusive of market-rate,
affordable, and workforce housing;
+ Prepare new and updated zoning and development
standards to implement the land use and
transportation patterns envisioned in the 2040
General Plan;
+ Develop revitalization strategies to physically
improve the corridor’s public and private
properties in ways that balance a high-quality built
environment with financial feasibility;
+ Create sustainable economic development
strategies for the Plan Area that catalyze near-term
growth and improvement while ensuring sustained
long-term success.

1.1 | Introduction, Background & Context
Existing conditions along the Highway 111 Corridor in “Midtown”

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CHAPTER 1 | INTRODUCTION
The 111 CSP Area runs through the central spine of the City Indio, CA - “The City of Festivals” Figure 1.1: Specific Plan Area Location
City of Indio
La Quinta
Coachella
Indian
Wells
Palm
Desert
WhiteWater River
B. Regional Context
Indio is a desert community of approximately 93,000
residents, centrally located in the Coachella Valley at the intersection of Interstate 10, Highway 111 (connecting
all of the desert cities) and State Route 86 (connecting to Coachella and the Salton Sea). Indio is well connected to nearby cities and tourist attractions; just 32 miles east of Palm Springs, 38 miles northwest of the Salton Sea, with easy access to many of the Coachella Valley’s resorts,
casinos, and amenities.

Known as “The City of Festivals”, Indio itself is host to numerous annual national and international cultural
events, including the “Coachella” and “Stagecoach” music festivals, the Riverside County Fair and National Date
Festival, the International Tamale Festival, Southwest Arts Festival, and others. As Indio continues to grow, improve and broadcast its identity and reputation as a world class place and destination for arts, culture and commerce, it expects to see continued investment steadily arrive in
coming years - a very significant amount of which could be captured and leveraged within the 111 Corridor Specific Plan Area and adjacent Downtown Specific Plan Area.
“The City will utilize this Specific
Plan as strategic action plan to
attract, enable and guide marketbased economic development to deliver new housing, employment,
and public improvements along
this important city center
corridor, in patterns and forms
that systematically realize the
long-term vision for central Indio,
one project and one improvement
at a time.”

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C. History as Future
First Desert City
Indio’s long and distinguished history and heritage as an agricultural oasis and destination for cultural events and healthy desert living, provides a strong foundation for this Plan for the city’s primary central corridor.

As the oldest City within the Coachella Valley, Indio was establshed in the 1870s as a rail depot in San Deigo County, midway between Los Angeles and Yuma, Arizona. In 1888
the town site - now downtown Indio - was surveyed and
subdivided, and in 1892 it became one of twelve townships within the newly formed Riverside County.

Early settlers were attracted to the area by the “Desert Entry” Homestead Act, utlizing water from artesian wells to grow crops - including melons, vegetables, and notably, date palms. Indio’s early identity was defined in large measure by simple roadways passing through mile after mile of date palm groves, of which the Shields Date Garden is an iconic remainder.

Tourism played a major role in the community’s 20th
century growth. In 1901, the Riverside Press reported that Coachella Valley amusements consisted of “tennis, croquet, baseball, mountain climbing, and trails along the desert.” In 1903, a tent health camp was opened just to the west of the Indio railroad depot, to take advantage of the highlypublicized health benefits of the desert. Golf courses were established in the region as early as 1926 and remain a tourist draw. Indio became an incorporated City on May
16, 1930.

Two Highways.

In the early 1940s, Indio’s downtown - bounded on the
north by Highway 99 and on the south by Highway 111 -
consisted of more than 125 businesses, including the Indio branch of the Bank of America, two weekly newspapers, a movie theater, two hospitals, five hotels, auto camps, two department stores, and grocery stores.

While Highway 99 generally parallelled the Southern Pacific Railroad along the notherly edge of the Coachella Valley - now mostly replaced by Interstate 10 - Highway 111 ran through the newer 20th century desert cities to the south.

Based on prevailing mid to late 20th century development patterns and roadway design standards, 111 became a
wide, fast highway moving through - and in many ways
dividing - the desert cities through which it passed.

Two Gateways
The historic Shields Date Garden and Jackalope Ranch
properties evoke an authentic, rural western gateway to Indio’s 111 Corridor, evoking Indio’s agricultural roots. The large tracts of vacant land in the area offer great opportunities to meld that historic character with modern economic
development.

At the other end of the 111 Corridor - where it meets historic Highway 99 at Indio Boulevard - was the historic eastern gateway to Indio, its downtown, and its central 111 corridor.

This eastern gateway too was characterized by date groves, and also by motorist services and hotels on the edge of downtown at the Southern Pacific Railroad Depot. The
Jackson Avenue overcrossing impacted most of the eastern edge of downtown, and this important gateway evolved
into and ordinary light industrial area. But given its central location near Downtown, it has strong potential to attract new employment and housing development.

Highway 111 to 111 Boulevard
Through the community planning processes for the recently completed General Plan Update and Downtown Specific Plan, the vision for the 111 Corridor as a series of active, mixeduse centers and urban neighborhoods was embraced by the community.

Highway 111 itself is both a major challenge and a huge opportunity to realizing that vision. In its current “old highway” form with existing prices and rents, it clearly has not attracted or been able to support very much high-quality new development in recent decades, so is flanked by very large areas of vacant land and by large parking lots of highway strip commercial centers. The old highway’s nearly 4-mile length in Indio represents nearly 8 miles of high-visibility property frontages and almost 50 acres of publicly owned land, right in the center of the city.

Embracing Indio’s date grove heritage, the old highway can be reinvented as a one-of-a-kind grand boulevard, lined with date palms along its frontages and in a broad median strip. This could create a unique identity for 111 and for Indio, setting it apart from all the other desert cities, where 111 is a very ordinary highway strip that “cuts through” these communities. Through the strategies of this Specific Plan, Indio can transform highway 111 from a “rip” into a “zipper,” transforming the corridor plan area from a “through place” into a “to place,” enhancing local market conditions through placemaking to attract new high-quality development and investment.

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CHAPTER 1 | INTRODUCTION
111
111
86 86
111
10 10
10 Regionional Context of the Highway 111 Corridor
La Quinta
Indian Wells
Palm Desert
Rancho
Mirage
Palms
Springs
Desert Hot Springs
Cathedral
City
Royal Date Gardens Hwy 111 Between Indio and Palms Springs 1947 Highway 111/99 just after Jackson overcrossing was built Conceptual Vision Illustration of Boulevard 111 (See Chapter 2) “Indio can transform
highway 111 from a
“rip” into a “zipper,”
transforming the
corridor plan area from
a “through place” into
a “to place,” enhancing
local market conditions
through placemaking
to attract new highquality development and
investment.”

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D. Specific Plan Area Context
Vision-Based, Market-Driven Change
In the wise words of ancient Greek philosopher Heraclitus, “The only constant in life is change.” And in the more
recent words of Benjamin Franklin, “When you’re finished changing, you’re finished.” Cities are constantly changing, driven forward by inexorable shifts in economic conditions, demographic profiles, mobility technology, prevailing
development practices, and many other factors.

A plan - whether the General Plan or a Specific Plan - is a tool to help the community manage that change by attracting
and shaping new economic development and real estate
investment into patterns and forms that generate the sort of city, town, neighborhood, district or corridor that fits their preferences and their image of themselves as a community.

Unlike a plan for a specific development project - which can be conceived and fully implemented by a property owner
or developer in a few years - a plan for a city or a plan for a large area of a city is realized over many years by the efforts of many property owners and developers and the city. Such plans are structured to systematically “get the economy you have to build you the town you want.” Accordingly, it is vitally important at the outset of making a new plan to have a clear understanding of the place as it is now, and the economy as it is and may become.

Build Upon Existing Assets
The following page spread provides a simple map of a
number of important existing community assets within and nearby the 111 Corridor. These include historic properties and places that reflect Indio’s unique character and heritage, existing major public facilities and employment centers, and current and potential future visitor attractions. This list of places is surely not exhaustive, and many fine facilities are not mentioned, but those highlighted can serve as destination anchors, potentially adding value to new development
that may be attracted to the corridor and connected to
these existing assets following catalyst projects and initial improvements.

Building upon one’s strengths is always a good strategy for improvement, as is making the most of what you have, even if its previous luster has faded. For example:

Indio Fashion Mall/Marketplace: Like indoor malls
throughout the country, this mall was built in the mid 1970s, thrived in the 1980s and 90s, and faded in success through the first two decades of the new century. Reasons for this nationwide trend are well-documented and include the rise of Internet commodity retail and the return of consumer preferences for shopping in traditional mixed-use downtowns and town centers, and in lifestyle retail malls the simulate mixed-use centers.

Every weakness is an opportunity to do better, and the
current owners of this mall are expert in managing such properties and re-infusing them with new economic life
when they fade. If the planned upgrades to the mall
are paired with new pedestrian connectivity to adjacent properties, those undeveloped or underdeveloped sites
can quickly become the most desirable vacant land in the corridor for the development of good quality new housing, a short walk from the new businesses an amenities of the revitalized Marketplace.

Riverside County Justice Center: The County has
recently invested in a major civic building complex,
bringing hundreds of jobs for legal professionals and
support staff of many types in the center of Indio. Located directly across Highway 111 from the south edge of the
Downtown Specific Plan area, the Justice Center provides a rationale for developing new office facilities, new housing, and supporting commercial and restaurant uses in the
otherwise quite desolate southerly blocks of the Downtown Plan Area.

JFK Hospital: Immediately adjacent to the center of the 111 Corridor, this major local healthcare facility is already an important center of good jobs, and with significant
amounts of vacant land nearby has the potential to grow into a more significant center for healthcare, community health, and employment. If and as this area evolves to a “health district” - as many communities are finding to be of great economic and health value - the market for housing of various types within a comfortable and health walk or bike ride of the hospital can be expected to strengthen.

Such a facility may also act as a magnet for senior housing, assisted living, and continuum of care facilities, further diversifying Central Indio’s spectrum of jobs and housing.

Riverside County Fairgrounds: The County also owns
and operates this large public facility, which for a few weeks each year brings tens of thousands of visitors
to central Indio for the County Fair, major festivals and concerts. But most of the year it is closed up and not
generating much activity or amenity for the residents of the surrounding area or the city as a whole.

However, in early conversations with the planning team, County representatives expressed an openness to the
possibility of allowing general public access into some of the Fairgrounds large open spaces during times of no major

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CHAPTER 1 | INTRODUCTION
events, and to the possibility of enlivening the Fairground’s edges facility 111, Arabia Street and/or Oasis Street with new outward-facing lively commercial uses. Some combination of such strategies might mint new value for the community and for the County from an existing public asset, and provide a new rationale for private investment in new good-quality housing and commercial development in adjacent and
nearby properties.

East and West Gateways: The 111 Corridor entry to Indio from the west is characterized large areas of vacant land that can be developed in accordance with the community’s vision, perhaps building on the historic palm-lined highway edges of the iconic Shield’s Date Garden. The east gateway at the historic junction of highways 111 and 99 has devolved from a welcoming desert rest stop of gas stations, restaurants and lodging to an industrial area, and can be repositioned with the restoration of lost date groves and thoughtful infill development. As is commonly said, “You only have one chance to make a good first impression,” and these
important gateways to Indio and it’s 111 Corridor are those chances.

Downtown Indio: As described in some detail in Section

1.1.F below, the original plan of and the recently adopted plan for Downtown Indio provides a template for much of the future development within the 111 Corridor. The
Downtown and the 111 Corridor have both garnered strong community support for renewal and reinvestment, and both offer an abundance of vacant and underdeveloped land for active and economically vital new housing, employment,
shopping and recreation. As Downtown becomes once
again a premier local, regional and tourist destination, property owners, developers and investors will find a
powerful new rationale for investing in high-quality
development in the vacant and underutilized properties of the 111 Corridor.

Empire Polo Club: Just a couple miles to the south of the 111 Corridor on Monroe Street is the venue for some of the best-known music festivals in the world, including Coachella, Stagecoach and other events. For many years, most
attendees have stayed in hotels and eaten at restaurants and gone out to night clubs in other desert cities to the west, but not in Indio. The rebounding Downtown and the 111
Corridor have the potential to keep a lot of that business in Indio. This is not to say that the seasonal customers from the festivals can support large amounts of commercial
development - the business within which must of course stay in business 52 weeks a year. But in combination with a
growing year-round population living within the Corridor, and increasing patronage of Corridor businesses by
customers from throughout Indio and the Valley, Indio can join the other desert cities in reaping economic rewards for attracting festival-goers and other seasonal visitors to the Valley.

Build Indio’s Heritage in its Growing Brand
To help answer the question “Why Indio?” for potential
developers, investors, businesses and residents, Indio’s history, heritage and unique desert character can be
leveraged into its strong growing brand, with its current slogan “Take Center Stage.”
As the pace of housing and commercial development and
growth accelerated during the second half of the 20th
century, most cities in the region became increasingly the product of mass market housing tracts and formulaic strip shopping centers. Drive along Highway 111 through the
Coachella Valley, and there is very little beyond “Welcome to” signage that distinguishes on city from the next.

That a good deal of central Indio missed out that wave
of development can now be leveraged, making the 111
Corridor and the centers along it into thriving 21st century urban boulevard with a unique design character rooted
in Indio’s heritage as the Coachella Valley’s first desert city set in its iconic date palm groves, and a strong outlook to the guture. Beyond the romantic imagery of date palms,
roadside amusements and festivals, new development that reflects Indio’s original development patterns - treelined streets, walkable blocks and unique public gathering places - as well as strong urban development which engages and activates the public realm environment, represents current best practices for high-value neighborhoods and mixed-use centers.

To attract investment in new high-quality housing,
employment, retail, entertainment and recreation to Indio - on the eastern fringe of the Southern California region - place-making with deep local roots can be yet another tool in the City’s economic development toolbox.

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WhiteWater River
Highway 111 Jefferson St
Shields Rd
Madison St Madison StClinton St
E. Existing Destinations and Attractions
Existing facilities and places within and around the 111 Corridor Plan Area represent historic and present-day destinations and attractions for Indio residents and visitors from far and near. The economic success of the 111 Corridor can be magnified by connecting new development to these existing assets, and providing new amenities that extend the visits of those who already frequent the area.

This iconic and historic visitor-serving destination
attraction at the west gateway to Indio’s 111
Corridor suggests an authentic, desert landscape
character and historic visitor-serving focus that
can distinguish it from highway 111 in all the other
desert cities. Large undeveloped parcels adjacent
to these historic properties offer significant
opportunties for unique new projects anchored to
Indio’s heritage.

The 111 Corridor - with expanded lodging, food
and beverage, entertainment and shopping
offerings - has the potential to capture
very significant economic activity from the
hundreds of thousands of annual attendees of
music festivals at the Polo Club, just 2 miles to
the south.

Like indoor malls throughout he country, the
former Indio Fashion Mall has been in decline
for nearly 20 years, and plans are underway to
reenvigorate it and refresh it with new food and
beverage uses and adjacent new housing. This
property has the potential to act as the nucleus of
a new, more attractive, more walkable mixed-use
center at the important crossroads of 111 and
Monroe.

Indio
Community
Park
Coachella
1 5
2 1
Shields Date Garden
Empire Polo Club
Midtown / Indio Grand Marketplace
Specific Plan
Boundary Highway 111
Open Space Major Streets
Vacant Parcels

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CHAPTER 1 | INTRODUCTION
Monroe St
Oasis St
Jackson st
5 This major healthcare facility and employer at
the center of the corridor offers opportunities
for nearby new workforce housing, and for
development of a “Health District” including
additional medical offices, clinics, and
laboratories, as well as other health-related
and health-promoting uses.

The recently adopted Downtown Specific Plan
envisions downtown as another active, mixed-use
center of regional significance, bringing together
and expanding and vital mis of food and beverage,
entertainment, educational, hospitality, specialty
retail and housing organized around a comfortable,
walkable network of downtown streets, parks, plazas
and paseos.

This major new San Bernardino County facility
brings hundreds of new jobs and thousands
of visitors to the southerly edge of Downtown.

This adds economic support for new housing,
offices, and commercial goods and services
within the 111 Corridor and Downtown.

The community benefit of this major public
facility may be enhanced through cooperative
planning by the City and County. Expanded
community access to its large public open spaces,
and potential active commercial uses along
perimeter City streets could significantly leverage
the value of this unique public asset.

At the eastern end of the 111 Corridor is one of
California’s most important historic crossroads,
the historic junction of historic Highways 111
and 99, just a half mile east of Downtown and
the historic train depot that put Indio and the
Coachella Valley on the national map in the
1880s. This underdeveloped industrial area can
be restored as a welcoming gateway to Indio, the
Downtown and the 111 Corridor.

Miles
Park
South
Jackson
Park
Carreon
Park
Arabia St
Calhoun St
Requa Ave
6 3
8 7
4 5
6 2
3 4
7 8
JFK Memorial Hospital
Downtown Indio
Riverside County Justice Center
Riverside County Fairgrounds
Indio Blvd / Highway 99 Corridor
Indio Blvd
Indio Blvd

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Land Use Designations from General Plan 2040
Suburban Neighborhood
Connected Neighborhood
Mixed Use Neighborhood
Mid-Town
Downtown
Public and Institutional
Workplace Employment
District Parks and Open Space
F. Vision & Regulatory Context
Several recently adopted planning documents and
initiatives inform and guide the vision of this 111 Corridor Specific Plan.

I. The 2040 General Plan
The 2040 General Plan contains the primary vision,
principles and policies that define the future land use mixes, intensities, patterns and forms to be implemented in this Corridor.

At the very top of the General Plan’s implementation
priorities are to reinvigorate and restore Downtown
Indio as the heart of the community, and to transform
Highway 111 into a connective, multi-modal boulevard
that stitches together the patchwork of individual
projects and vacant and underdeveloped land parcels
along the corridor into a much more complete
pattern and walkable/bikable network of human-scale
blocks and buildings. In other words, make this large
underdeveloped area in the center of the city look, feel and function like the middle of a significant city.

Key strategies and intended outcomes for such a
restoration and revitalization of central Indio include:
• Reinforcing existing commerce. attracting new
businesses and “future-proof” the corridor by
transforming the current fading 20th century
highway commercial strip into a 21st century,
human-scale “experience retail” environment;
• Strengthening the tourism sector by integrating
visitor-serving and hospitality uses with housing, jobs and recreation to generate an amenity-rich “City Center Resort” environment.
• Providing a wide range of new amenities within a
comfortable walk or bike ride of the neighborhoods on
both sides of the corridor to serve the existing community and enhance the corridor’s desirability and market
conditions;
• Enable and encourage the development of a range
of new “in-town” housing options, ranging from
affordable to workforce to high-amenity market rate
housing, both rental and ownership.
• Continue to build the local jobs base by leveraging
existing employment centers and attracting new
businesses based on proximity to the College of the
Desert and to a wide array of housing and lifestyle
options for workers;
• Enhance community health and wellness by
encouraging a more healthy lifestyle by improving
pedestrian and bicycle infrastructure.

Building on the general plan designations mapped below, this Specific Plan further articulates the urban patterns, forms, uses and intensities to ensure that lively non-residential uses along 111 appropriately connect and transition to new housing and to existing neighborhoods, adding significant value each by its proximity and accessiblity to the others.

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CHAPTER 1 | INTRODUCTION
Citywide Urban Structure
LU-1
Active Places
LU-2
Human-Scale Public Rea
LU-3
ml
H gi h Quality Building
Des gi n
LU-4
Connected Places
LU-5
Enhance Existing Neighboruhoods
LU-6
Resort Uses
LU-8
Centers
LU-9
Complete Neighborhoods
LU-7 The Arts
LU-11
Workplace and employment D si rt stci
LU-10
Infrastructure
Provis oi n
LU-12
General Plan
Develop a citywide
urban structure
Create a walkable,
human scale public
realm network
Plan and establishing
new mixed-use
neighborhoods
Strengthen workplace
and Employment
Districts
Develop an urban structure that:
• Provides multi-modal (walking, biking, transit)
connectivity throughout the city;
• Supports a diverse array of development
types and intensities to help deliver the future
envisioned for Indio;
• Connects and weaves together areas of new
growth and established neighborhoods;
Create a comfortable, walkable, humanscale public realm network with active and comfortable streets and community gathering
places that encourage activity and social interaction;
Plan and establish new mixed-use
neighborhoods and centers that provide a
variety of housing and lifestyle choices, and multimodal access to nearby shopping, recreation, commerce, employment, arts and culture.

Strengthen (and establish new) Workplace
and Employment Districts that provide space
for industrial, manufacturing, office, and research &
development within close proximity to existing and
new housing.

General Plan Placemaking Priorities
The General Plan identifies twelve land use goals, whch lay out the overall vision and direction for Indio’s future.

Those goals are broad in both purpose and aim, designed to provide direction and define intended outcomes.

To translate that vision into action, those twelve goals have been distilled into the following four Placemaking priorities:

Land Use Goals Summary

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II. Three Existing Specific Plans
Two existing specific plans within the 111 Corridor Specific Plan Area - the Highway 111 Corridor Mixed-Use Specific Plan (MUSP-300), and the Central Highway 111 Corridor
Specific Plan (C111SP) will be superseded by this Specific Plan and retired. While these plans were written to deliver a mix of commercial and residential uses along the corridor, they were prepared to implement the intentions of the
previous 2020 General Plan - which has now been updated in the form of the 2040 General Plan - the intentions of which are to be implemented by this Specific Plan. The
recently adopted Downtown Specific Plan, summarized on
the following page, does not lie within the boundaries of the 111 CSP proper, but is an integral part of the 111 Corridor, and will be supported by this Plan.

1. Highway 111 Corridor Mixed-Use Specific Plan (MUSP300, Adopted 1996) This plan written to regulate a mix of retail, office and residential uses within that portion of the new 111 Corridor Specific Plan to the west of Clinton Avenue. Land uses
enabled by the plan include residential development up
to 15 units to the acre, and commercial uses including
Neighborhood Commercial, Community Commercial,
Regional Commercial, and Commercial Office. The plan
envisions broad landscape strips with wide sidewalks and strong street tree plantings along Highway 111 and other streets.

2. Central Highway 111 Corridor Specific Plan (C111SP
- Adopted 2006)
This plan was written to regulate development within and surrounding the Indio Fashion Mall/Marketplace. t describes a mixture of neighborhood-serving and community-serving retail and commercial uses along the south edge of Highway 111 from Las Palmas Road on the west to Rubidoux Street on the east, and a mix of residential and commercial uses from east or Rubidoux to Arabia Street. The plan designates the southerly portions of the plan area along the north edge of of John Nobles Avenue for residential uses, up to 20 units per acre, and calls for a building scale transition along John Nobles to assure compatibility with existing neighborhoods south of John Nobles. The plan envisions broad landscape strips with wide sidewalks and strong street tree plantings along Highway 111 and other streets.

Key Areas of Consistency
The 2020 General Plan and existing specific plans are
generally consistent with the 2040 General plan and this new specific plan in overall vision and land use mix.
• All plans anticipate a range of housing types and
intensities, mixed with a broad spectrum of local and
visitor-serving commercial retail and office uses.
• Highway 111 and all other roadways are envisioned as
attractive, well-landscaped streets with comfortable
sidewalks and significant street tree rows that provide shade and spatial definition.
• All plans envision good quality architecture and
systematic screening of parking areas.

Key differences
The 2040 General Plan and this new specific plan depart from the earlier plans in the following important respects. • The 2020 General Plan and two older specific plans
anticipate that “mixed-use” generally refers to a
collection of fairly large residential projects nearby
large commercial retail or commercial offic projects.

Walking and biking are positioned as “alternative
transportation modes” rather than as the basis for
design. Buildings in the earlier plans are generally
expected to face parking lots rather than streets.
• The 2040 General Plan and this 111 Corridor Specific
Plan envision a finer-grained mix of uses than the
previous plans, with residential and office uses in
many cases located on upper floors of buildings with
ground floor retails shops and restaurants below, and/
or “horizontal mixed-use projects” in which housing is
very near non-residential uses. Pedestrian and bicyle
access between uses prioritized and buildings are
intended to directly face streets, including Highway
111, which is to be upgraded to a “multi-modal city
center boulevard.”
• The allowable development intensities in the
2040 General Plan and this new specific plan are
significantly higher than those of the previous
plans. Housing up to 40 units to the acre and higher
is enabled by this new plan, to meet a significant
proportion of Indio’s future housing demand within
Indio’s primary city center corridor, well-connected to the Downtown, jobs and commercial, recreational and
civic amenties.
• As developement intensities increase to “city center
intensities”, traffic generation and related negative
environmental impacts per resident and per $1,000 or
sales are projected to go down as higher percentages
of trips are made on foot, by bike and by personal
electric vehicle (PEV) and by public transit as these
modes become increasingly convenient and pleasant
alternatives to driving.
• This new specific plan builds upon the intentions of
the existing specific plans, defining a more ambitious
vision for distinctive placemaking, with updated
standards to achieve much higher quality private
development and public realm, while streamlining the
permitting of compliant development proposals.

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CHAPTER 1 | INTRODUCTION
Boundaries of the Highway 111 Corridor Mixed-Use Specific Plan (MUSP-300), Central Highway 11 Corridor Specific Plan (C111SP), and Downtown Specific Plan (DSP) in relationship to the boundaries of this 111 Corridor Specific Plan (111 CSP).

Hwy 111 Edge in C111SP. New Plan proposes date palms
and does not require walkway to meander.

Residential street section in C111SP is very similar to that proposed in new 111 Corridor Specific Plan.

Retail center diagram from C111SP makes it clear that shops are expected to face parking lots and back up to streets.

Commercial street section in C111SP. Comfortable sidewalks are required, but shop entries do not face them.

MUSP-300
C111SP
DSP 111 Corridor Specific Plan

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The original Downtown structure of walkable blocks is revived and activated by coordinated public space improvements
and high quality mixed-use development.

The foundation of Downtown’s success will be a pedestrian environment that is comfortable, beautiful, and continuously interesting, attracting more local residents and visitors to come downtown more often to spend more time, and money.

3. The Downtown Specific Plan (DSP)
Adopted in 2020 and defining a key segment of the northern side of the 111 corridor, the Downtown Specific Plan
envisions the restoration of downtown as the civic and
cultural heart of the community. Building on the simple, original connective street network and walkable block
patterns, the policies and standards of the Plan direct that it become once again a compelling destination for Indio residents and tourist alike to spend time enjoying unique restaurants, shops, entertainment, arts and culture in a classic small desert town setting.

In addition to traditional ground floor retail shops and restaurants, development is planned to include housing
of many types, an expanded campus for the College of the Desert, and new office buildings in the southerly downtown, along the north edge of the 111 corridor across the street from the new County Justice Center.

4. III Corridor Specific Plan
Not only are many of the basic planning principles, land uses, development patterns and building forms defined
for the Downtown Specific Plan also applicable to the 111 Corridor, Downtown represents a very important segment
of the 111 Corridor. Opportunities for attracting new
investment in housing and employment uses within the East Gateway of the Corridor are closely related to the success of the Downtown.

Top-level priorities for the Midtown District of the 111 Corridor include strong pedestrian and bicycle connections between Midtown and Downtown, and the County Justice
Center and Fairgrounds both lie at the junction of the
Downtown and Midtown. As Highway 111 is upgraded
from old highway to city center boulevard, these important community activity hubs will become increasingly
interconnected and economically reinforcing.

From the perspective of economic development and visitor attraction strategies, Downtown and the 111 Corridor are both envisioned to play supporting roles in the success of the other. As Indio’s historic center of hospitality, arts, culture and entertainment, the revitalized Downtown is
expected to become an attractive place for festival-goers to go for meals, a night on the town, and lodging.

The Corridor’s existing attractions - including Shields Date Garden and the County Fairgrounds - will be integrated into an increasingly welcoming, fun and comfortable pedestriancentered environment. Visitors, workers and residents alike will be able to enjoy those historic attractions as well as new housing, lodging and employment opportunities. The
combined Downtown and Boulevard 111 are expected to
return centrall Indio to it’s original status as a premier visitor destination and center of health desert living for Indio’s residents, a 21st century reinterpretation of its early 20th century heritage.

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CHAPTER 1 | INTRODUCTION
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G. Market Context
The community’s vision and ambition for the future of the 111Corridor has set forth the goals, principles and priorities that inform the policies, regulations and guidelines of this Specific Plan, the core purpose of which is to shape and form each new investment in private development and public
improvements so that the long-term vision is realized, one project at a time.

However, it is real estate market economics that will drive forward the implementation of that vision. While there is no shortage of demand for housing, a trend that will continue if and when portions of the population moved inland from increasingly unaffordable coastal communities, attracting new market-supported development requires prices and
rents that are high enough to cover construction costs and provide market returns to developers. With construction labor shortages and global supply chain disruptions,
achieving those prices and rents can be challenging,
particularly in the short term.

Implementation of the vision in the short term can focus on proposed redevelopment projects, like the Marketplace repositioning, viable housing developments, as well as
relatively inexpensive public improvements that begin
to make safe spaces for pedestrians. These are the
improvements that will impact the corridor’s desirability, creating value for new development.

Because cyclical fluctuations in real estate markets and changing demographic profiles can impact the corridor’s development timeline, this Specific Plan relies on a market analysis of reasonably foreseeable market conditions and provides space for shorter-term viable developments, as well as longer-term more intense uses.

Unlike “development projects”, which typically move from conception to completion in a few years, cities continue to grow and evolve over decades and centuries. Accordingly, this Plan envisions and provides standards for development types and intensities that may very well not prove
economically feasible in the next 5 or 10 years, but may well be viable in later years.

In addition, this Specific Plan market analysis identifies latent demand for specific uses that could support
new development in the shorter term. Attracting new
development for these uses can fill important near-term gaps in the housing, retail and employment sectors of Indio’s economy, provide a “proof of concept” to other developers showing that the uses are viable, and begin shifting market economics towards more favorable conditions.

The following primary findings have played a key role in calibrating the standards of this Plan:

Housing
• An increasingly diverse population will be best served by an expanding range of housing choices.
• The market’s focus on single-family home ownership
in recent decades limits consumer choices, and a
mismatch of housing supply and demand is evolving
in the area.
• For young and older households, smaller dwelling
units and lower price-points housing are important.

Homeownership here may be affordable to
households that are not able to own a home in other
Southern California markets.
• Home ownership may be attainable to more
households with down payment support.
• Growing youth population indicates a potential market for young adults who want to return to Indio and live
close to family and friends in a relatively affordable
housing market.
• With a growing Hispanic population, there will be
growing demand for attainable for-sale units and
multi-generational housing.
• Education, health care, and government employees
who commute into Indio for work are a potential
market for new residents.
• The numerous large vacant sites within the corridor
offer plenty of sites for new housing, but currently
do not present the image of a high-value address for
new housing. Accordingly, co-locating new housing
with new amenities in mixed-use centers will be an
important value-creating strategy.
• As noted in Section C, connecting new housing to
existing Corridor assets is another important valuecreation strategy that has the potential to hasten the feasibility of an expanding range of housing type.

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CHAPTER 1 | INTRODUCTION
Retail
• In recent decades newer shopping centers in north
Indio and in other desert cities have generally eclipsed the older mall and strip retail centers on Highway
111. A growing residential population and improved
connectivity in the 111 Corridor will help to support
existing retail businesses, and over time can also help to support envisioned new neighborhood-serving
mixed-use centers, but the envisioned quantities and
quality of retail and restaurant uses will require that the Corridor attract customers from throughout the
city, the Valley, and beyond.
• The impending Indio Grand Marketplace
redevelopment has the potential to act as a second
nucleus for new “experience retail”, forming the core
of the larger Midtown mixed-use district and together
with the Downtown may draw new retail consumers
to the City, As in the downtown, sustained success
will require that new housing and other development
be seamlessly connected to the updated Marketplace
by a network of walkable streets and blocks, faced
by new shops, restaurants and housing rather than
parking lots.
• Retail along the corridor should be curated to
accommodate uses that complement downtown retail
uses and do not compete with box retail uses located
in higher-visibility locations.
• In the long-term, the east end of the Corridor’s auto body, repair and sales area could be ehanced to offer
additional automotive and service-oriented uses,
integrated with other employment generating uses
and a variety of housing types within a short distance
of Downtown.

Housing Unit Structure 2015-2019
Single Family Detached
Single Family Attached
Multifamily 2-4 Units
Multifamily 20-49 Units
Multifamily +50 Units
Mobile homes
City of Indio Coachella
Valley
Multifamily 5-19 Units
0 10000
20000
30000
40000
50000
60000
Household Income
33,348$
57,645$ 55,535$
Highway 111 City of Indio Coachella
Valley
Amount of Retail that the Retail Catchment Area * will attract Conservative Scenario Attainable Scenario
* Retail Catchment Area based on Indio Highway Market Study

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Business
Owners
2021 JAN MAY
Surveys
Stakeholder
outreach
Specific Plan
Kick-Off
Online Survey
Developers
2020 NOV
Meetings
and
Workshops

1.2 | Planning Process
A. The 111 Corridor Specific Plan Public Process
Following the recent adoption of the 2040 General Plan
and Downtown Specific Plan, this 111 Corridor Specific
Plan process provides a timely opportunity to look closely at Indio’s long-dormant primary central corridor, and to prepare a new Plan to organize, coordinate and shape new private and public investments based on community values and priorities. As in the prior General Plan and Downtown Plan processes, the opinions of residents, visitors,
customers, investors are essential to help shape the way the 111 Corridor will look, feel, function, and generate new, sustainable long-term value for the community.

The Specific Plan process kicked off in 2021. Due to
pandemic conditions, most of the public engagement was
conducted online. The first interaction with the community was through an online survey, followed by additional surveys conducted at a swap meet.

Then, commencing in May 2021, interviews were conducted with the key stakeholders to gather their input to keep the plan moving forward. This stakeholder group included
developers, investors, the builder association, business owners, property owners, county representatives, school districts and others.

Then the planning team conducted meetings and
workshops with the community, Planning Commission & the City council from June to December.

The first Community Meeting was the Discovery Session
in June of 2021, where the goal was to understand the
community’s hopes, visions and experiences with the
corridor today, as well as to also understand their needs for tomorrow.

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CHAPTER 1 | INTRODUCTION
JUNE 2022
Investors Property
Owners
School
District
County
Representatives
Final Specific
Plan / Adoption
Joint Planning
Commission &
Council Session :

Council Briefing
session
June 2nd, 2021
First Community
Workshop:

Discovery Session
June 29th, 2021
SEP
Swap Meet
Survey
DEC Sept
Second Community
Workshop : Vision
Confirmation
September 11th, 2021
Third Community
Workshop : Vision
Implementation
December 9th, 2021
July
First Public
Specific Plan
Draft
At the second meeting in September of 2021, the Vision
Confirmation session, the team presented an evolved
first vision, work that had evolved from ideas that had been gathered and reworked from the previous session.

The last session was in December of 2021, the Vision
Implementation session, which helped confirm the final
implementation ideas that will be incorporated into the Specific Plan.

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In community surveys, over 150 participants were asked seven open questions to pinpoint how the community uses the
corridor in its existing condition and how they would like to see it change and evolve in the future. Community members expressed a number of common priorities regarding the
corridor, which have been organized here under four different topics: Housing, Public Realm, Retail & Activity and Traffic & Mobility.

The frequency with which respondents mentioned retail
offerings and entertainment activities made it clear that this topic is a top community priority, including a desire for more and better shops, restaurants, and entertainment activities along the corridor - for residents of all ages, at all times of the day and evening.

Public realm improvements were also a top priority for many respondents. Residents want well landscaped and well
maintained streetscapes where it is safe and comfortable to walk, and more parks other places for kids to run and play.

Comments about traffic and mobility also emphasized the importance of a more pedestrian-friendly environment, with more comfortable, shaded sidewalks, safe signalized pedestrian crossings, and more and better bike lanes.

B. Community Outreach: What we heard
Residents also expressed a desire for more affordable
residential units that could provide a solution for
homelessness. A few local examples that were mentioned
as good precedents include new housing developments in
Clinton and Miles and the affordable Coral and Mountain apartments in La Quinta.

The bubble diagrams here graphically represent the
essential goals shared by the participants; the images
represent the precedents mentioned, and the quotes are a selection of responses received during the event.

These themes emerging from community surveys are
internally consistent and closely parallel those of the 2040 General Plan. The requested types of public realm and
mobility improvements are exactly those that can transform the physical environment of the highway 111 corridor into a city center environment that can attract new investment in 21st century “experience retail” and new job-producing businesses in new neighborhoods within a comfortable
walk or bike ride from these new amenties, offering a
diverse range of housing options for households of many sizes, types and means.

Topic Goal Precedent Quote KEY:
“I was born and raised in Indio, yes
we are the city of festivals but please
also remember that we are the city
of families and heritage. We live, dine
and shop here the remainder of the
year when concert goers are not here.

Make the city a place fun for families,
young adults and adults who live here
year round.”
Quotes from respondents
More and
better sit down
Restaurants
More weekend /
night out options
More shopping
Options
Shopping Centers in La
Quinta
Packing House in
Anaheim
2nd St and PCH in
Long Beach
Downtown Palm
Springs
Retail &
Activity
More activities
for children &
playground to
play

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CHAPTER 1 | INTRODUCTION
Public
Realm
Improved
Landscape with
Desert species and
trees that provide
shade
El Paseo Palm
Deserta
Well maintained
and Clean
Streets
Mixed - Use
apartments
Well Design
Housing
Affordable
Housing
Irvine Water Structure in
Cathedral City
Single Family
Housing
Villa Hermosa
apartments, Indio
Coral and Mountain
Apartments, La
Quinta
"Sustainable"
"Make it look like Irvine"
"I really like the look of the
art off Jefferson, more of
that would be amazing"
Quotes from respondents
Housing
Traffic &
Mobility
More/Better
Bike lanes
Art
Installations
Better
Maintained
streets
More
walkable
Synchronized
traffic signals
Streets with lower
speed
Express bus
Safer
Streets
“[I would hope in 10 years]
That’s it’s more pedestrian
friendly, and not just all
roadway for cars.”
Quotes from
respondents
“Increasing the stock of
affordable units will help
hopefully address the
issue of homelessness that
many complain about.”
Quotes from respondents
The River Rancho
Mirage
More nice
walkable Places

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Key Outcomes:
+ As initial public improvements and near-term
development projects are completed, the community
will see and experience their vision realized, and
public support for continued and accelerated Plan
implementation will grow.
+ Over time, the community’s ambitious vision for
the 111 Corridor - together with the policies and
standards of this Plan - will gradually recalibrate
Indio’s real estate market, to attract and deliver
the quality, types and intensities of investment and
development described in this Plan.
+ The Coachella Valley was a national and international showplace for visionary architecture and landscape
design in the Mid-Century Modern period of the 20th
century. Indio’s vision for this corridor can start a
resurgence of fine urban design in this new century.
+ The community’s clear vision for Central Indio will
be the physical manifestation of Indio’s new brand’s
imperative, “Take Center Stage.”
Visionary Planning & Design
Through the public process leading to the approval of this Plan - and the General Plan before it, upon which this Plan is based - the community and leadership of Indio had the opportunity to reimagine 111 Corridor as a vibrant city center rather than an old highway strip. This Plan defines the structure, organization, patterns and forms of buildings and public spaces that can deliver that vision, one project at a time.

Downtown Indio, CA

1.3 | Specific Plan Goals
Implementation Focused
Market-Driven Growth
Connective Land Use Patterns
Human-Scale “Placemaking”
A Strong Visual Corridor Identity
Visionary Planning and Design
Six Goals
Per State law, a specific plan is a tool to help local
government to effectively, predictably and consistently implement the vision and intentions of the General Plan, guiding, shaping and coordinating public improvements and private development within a specific area of the city.

From public input and tresearch and analysis of the Plan Area - summarized in the previous pages - six high-level goals emerged, which have guided and shaped this new
specific plan.

All 6 goals are major themes of the 2040 General Plan, and were reinforced and particularized to the Corridor through publiic input and planning analysis. All 6 clearly reflect the fact that this Corridor in its current condition is very different from the community’s vision for its future. Along with the Downtown, the 111 Corridor was placed in the General Plan’s highest priority category for change, “Make it Happen!” Accordingly, top level goals include providing this relatively “blank slate” area with a strong visual identity and clear sense of place, based on visionary planning and design, thereby attracting, directing, and supporting new investment and economic development that delivers new housing
and commercial development in well-connected, humanscale, city center, mixed-use environments. The City’s new branding slogan is “Take Center Stage.” The 111 Corridor - together with the Downtown - is that Center Stage.

To quote a well-known and very applicable saying, “Vision without implementation is hallucination.” Clearly, the
community and City of Indio are ready to “make it happen”, and this Specific Plan has been organized and crafted to do just that.
1 1
6 3
3 2
4

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CHAPTER 1 | INTRODUCTION
Connective Land Use Patterns
In this city center corridor - as in the Downtown - the value of new housing will be enhanced by its proximity and
accessiblity to a wide range of commercial, recreational and civic amenities. Likewise the value and long-term viability of new commercial development can be enhanced by an
active “mixed-use city center” environment where housing and jobs are mixed with retail to create a safe, comfortable, pedestrian-oriented 18-hour environment. Connective
street network and land use patterns are the foundation of placemaking.

Mill Ave, Tempe
Human-Scale “Placemaking”
Placemaking is key to transforming the old highway “through place” - originally designed mainly to move cars from Los Angeles to Arizona - into a city center “to place” that will attract for shoppers, residents, workers and visitors. In the rapidly changing 21st century retail marketplace, “the place” itself - comfortable, safe, fun and useful - can become the “anchor tenant,” attracting investment, development, and people from near and far to just enjoy the experience of being in Central Indio. Each building belongs to someone - your community is the spaces between all the buildings.

Playa Vista Public Gathering Space
2 3
Key Outcomes:
+ Children, the elderly, and other “involuntary
pedestrians” will be offered more equitable access
to parks, playgrounds, schools, commerical amenties
and public transit.
+ By offering many alternative choices of travel mode
and route for any trip, no single route will become so
easily overloaded, moderating traffic congestion as
densities increase and uses diversify.
+ As more daily needs and wants become available
closer to homes, vehicular trips will become shorter
and many will be replaced by walking or biking,
thereby significantly reducing per capita vehicle miles traveled (VMT) and greenhouse gas (GHG) emissions.
+ By prioritizing all-mode access to new businesses
from nearby neighborhoods as well as citywide and
regional customers, many businesses will be able
to attract a more diverse and sustainable customer
base.

Key Outcomes:
+ Every building will face a beautiful, comfortable,
human scale street or other public space, providing
equitable access for all, regardless of mobility mode
choice.
+ Each new development project - whether large or
small, residential or commercial or mixed-use - will
deliver its fair share of the complete network of
complete streets and other public gathering spaces
to ensure completion over time a complete and
seamless City Center fabric.
+ As has been demonstrated by studies throughout
the country, property values in the types of
environnments envisioned and required by this plan
tend to realize a “placemaking dividend” in the form
of higher, long-term property values.
+ Higher long-term property values translate to more
fiscally sustainable urban places.

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Six Goals Continued.

Goals 3-6 include:

Key Outcomes:
+ A corridor-wide Streetscape and Landscape Master
Plan (or similar) is completed and implemented for
for Highway 111 and existing arterials within the 111
CSP area to ensure a strong, unified corridor identity. + By repositioning and rebranding the Corridor as
Indio’s unique Central Boulevard defined by fine
buildings, active uses, unique desert landscapes, and
Indio branding, festival-goers and other visitors will
find it increasingly compelling to stay and experience
the many commercial, recreational, entertainment
and lodging offerings of the corridor.
+ Residents of existing and future neighborhoods on
both sides of Boulevard 111 will be able to safely and
comfortably walk, bike or drive to, from and across
111 to access a growing array of new commercial and
recreational amenities.
4 Strong Visual Identity
The centerpiece of the 111 Corridor, Highway 111 is to be tranformed into an iconic, multi-modal, palm-lined central “Boulevard 111”, with a unique identity and brand, rooted in Indio’s heritage. The corridor’s historic charm was its visitorserving amenities - mainly the Downtown and roadside attractions - set in a striking desert landscape and date palm groves. The essence of that charm can be recaptured and linked to Indio’s new branding program as 111 becomes the only-in-Indio central public space and mobility spine of the community’s new 21st century city center.

New Public Art Installation on Highway 111

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CHAPTER 1 | INTRODUCTION
Implementation Focused
The General Plan provides a clear vision for the Corridor, sharpened and focused by public input and planning
analysis, and provides the very clear directive to “Make it Happen!” This Plan provides very clear standards for new development of many types, and for the public
improvements that will unifiy new projects as an active, attractive city center. The Plan also provides streamlined project review and approval processes intended to provide developers and investors who embrace the community’s
vision with a clear and quick path to entitlement.

New Public Art Installation at Downtown Indio
6 Key Outcomes:
+ Developers who embrace the community’s vision
for the 111 Corridor - and who submit development
applications that meet all the standards of this Plan
- will receive expedited entitlements and permit
processing. This saves developers significant
amounts of time, money and risk, and has been
shown to attract higher developers accustomed
to delivering the level of quality the City hopes to
achieve in the Corridor.
+ The City will take the lead in remaking Highway 111
as Boulevard 111, prioritizing City resources and
seeking grant funding to “set the stage” for private
investment and reinvestment in the Plan Area.
+ Each new development within the corridor will
contribute to the construction and/or financing of
public improvements that deliver Boulevard 111 in
logical phases and increments.

Key Outcomes:
+ Attracted by the clarity of vision and simplicity of
entitlement process of this Plan - and encouraged by
the City’s commitment to implementing Boulevard
111 - developers of good quality residential,
commerical and mixed-use development will
construct fine new projects that meet the intent
and standards of this Plan within the first 5 years of
adoption.
+ The 500 housing units envisioned by the SB2 grant
that funded the preparation of this plan will be
constructed and occupied within 7 years of Plan
adoption.
+ Commercial development within corridor-facing
mixed-use centers along Boulevard 111 frontages
will provide a growing array of new amenties and
experiences that will tend to increase the value of
existing and future housing in the area, and help to
attract new residential development and residents.
5 Market-Driven Growth
This Plan sets forth the vision, policies, standards and procedures for approval of new housing, commercial
and recreational uses, but market forces must deliver the envisioned built results. The Plan allows significant flexibility of use and density to respond to market forces, and
streamlined entitlement procedures to increase certaintly.

Subsidized catalytic public improvements and uses, such as affordable housing, can also help bring a critical mass of people to the area.

Villa Hermosa appartments, Indio

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CHAPTER 2 | THE VISION
ADOPTION DRAFT | SEPTEMBER 2022 31
This Chapter Covers:

2.1 A Vision for the Highway 111 Corridor. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 32

2.2 Placemaking Priorities. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 36

2.3 Corridor Segments . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 54

2.3.1 West Gateway. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 56

2.3.2 Midtown / Downtown . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 64

2.3.3 East Corridor. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 74

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Conceptual Illustration of Public Realm of the future 111 Boulevard The 2040 General Plan provides crystal clear direction that the 111 Corridor is intended to evolve dramatically - and as soon as possible - from it current residual highway, commercial strip character and identity to its envisioned future as the active, pedestrian-oriented, mixed-use center of the City. In adopting the General Plan Update in 2019, The City Council assigned to the Corridor the highest
“Make It Happen” priority level, and in early 2022 adopted a Housing Element Update targeting a high percentage of the City’s future housing to the Corridor.

The 6 primary goals for this Plan, as presented in Chapter 1, above, are taken quite directly from the General Plan and applied specifically to the 111 Corridor. Goal #1,
Visionary Planning and Design, is simply “thinking outside the box” and imagining what this old highway strip could become. Through the General Plan Update process and
the preparation of this Plan, the community has done that.

Goal #2, Human-Scale Placemaking, is the foundation
underlying and enabling achievement of the other goals
4 goals. Placemaking means organizing buildings and
uses so that the open spaces that connect them – “the
public realm” – looks and feels like “outdoor rooms”
– rather than seas of parking - in which people simply
enjoy spending time. Such spaces provide comfortable
sidewalks, a good degree of shade and wind protection,
and convenient access to shops, restaurants, offices
and residences. These are spaces and places where
residents, shoppers, workers, visitors and tourists can spend time in public with friends and family, meeting and greeting one another in the normal course of their daily lives. In Section 2.2, 7 Place-Making Priorities describe place-specific strategies and techniques for human-scale placemaking throughout the Corridor.

2.1 | A Vision for the Highway 111 Corridor

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ADOPTION DRAFT | SEPTEMBER 2022 33
Goal #3, Connective Land Use Patterns, are a natural
correlary of Human-Scale Placemaking, and ensure that
most residents are provided with convenient pedestrian
and bicycle access to some shops, restaurants, jobs,
transit stops, parks, and the homes of many friends and neighbors. When many people find it congenial to walk
or bike on some trips throughout the day, rather than
driving, traffic congestion and air pollution are reduced, and personal and public health are improved. Such
patterns also pay large dividends in social equity, as those too young or too old to drive – and those who cannot
afford to drive very much – are not systematically placed at a disadvantage. Vehicular access and parking must
be convenient too, but not the only practical option, and not dominating the environment to the detriment of
pedestrian comfort and safety.

Goal #4, Strong Visual Identity is making the corridor
unique and memorable - in a good way - so that people
recognize and remember it as the active, attractive, fun center of a fine city. Rather than just another ordinary arterial street connecting shopping centers and housing tracts - a place designed simply to move and park cars
as many cars as possible - the public spaces of the
Corridor will be intentionally designed as a series of
public gathering places for local residents, shoppers
and workers, for visitors from throughout the Coachella Valley, Southern California, and for the many festivalgoers who already visit Indio from all around the world.

That will provide the Corridor with a strong and unique visual and experiential identity that will steadily draw people and business. This goal is the natural result of locally calibrated, human-scale placemaking, along with special attention to urban design and branding.

Vision Statement: The Highway 111 Corridor
will be transformed from a suburban highway
commercial strip, into a lively, dynamic center
of social, cultural and economic activity for the
city of Indio - respecting the Corridor’s history
and context, building on its existing amenities,
reflecting community desires, and leveraging
evolving economic opportunities for the benefit of
the entire community.

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Goal #5, Market Driven Growth, recognizes that market
forces must support the Corridor’s transformation, and
that implementation of the community’s vision for the
Corridor will depend on attracting new investment,
residents, business and other activities. Placemaking
and a clear indentity can “put the Corridor on the map” and help to attract that investment. Convenient access
to jobs, goods, services and recreation increases the
value of housing, and easy access for a local resident
population adds value to commercial development. To
sustain that growth and the places it generates for the long-term, moderate to high intensity mixed-use places
yield more revenue-producing uses and more taxable
value per acre - and fewer miles of infrastructure per
business and per resident than low-density suburban
development - thereby significantly improving the fiscal sustainability of the Corridor.

Goal #6, Implementation Focus, is a restatement of
the General Plan’s direction to “Make it Happen.” The
vision for the future of the Corridor and strategies to make it happen are clearly set forth in the balance of this Chapter. Clear standards to guide, shape, coordinate
and connect all private and public improvements in
the Corridor are provided in Chapter 3, and strategies, procedures, processes and actions to make this happen
are provided in Chapter 4.

Focus on the Pedestrian: Human-Scale Placemaking is
the core strategy and outcome without which none of
the Plan’s other goals can be acheived. Acccordingly, in the following section a series of Placemaking Priorities, strategies and techniques are described. At the heart of Human-Scale Placemaking is the pedestrian - the person
walking around in public with friends and family because it is pleasant and useful to do so. Most of the activities and investment envisioned by this plan depend on the
Corridor becoming a place where this will naturally occur, It is obvious that in neighborhoods, community activity centers, employment districts and downtowns where
many people make many trips on foot, there will be less automobile traffic and parking demand than in places
where walking is not practical or pleasant. It is also
obvious that places where people walk more and drive
less deliver better public health outcomes and fewer
negative environmental consequences than places where
driving between each daily activity is required.

What may be less obvious to many are the numerous
economic and fiscal benefits of pedestrian-oriented,
human-scale, connective placemaking. Over the past
quarter century, America’s shopping public has been
“voting with their feet” in favor of pedestrian-oriented shopping districts and community activity centers rather than conventional strip malls and indoor shopping malls.

Those conventional 20th-century retail formats are in
steady and accelerating decline as they compete headto-head with online retail, revitalized historic downtowns, and an expanding array of “lifestyle shopping centers”
Mixed-use places, delivered via market-supported development, providing convenient access to goods, services and entertainment to residents.

Pedestrian-oriented, human-scaled places and spaces that support human activity and economic sustainability and success.

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PUBLIC REVIEW DRAFT ADOPTION DRAFT | AUGUST 2022 | | SEPTEMBER 2022 35 and new mixed-use neighborhood centers and
town centers. Far beyond offering opportunties to
purchase goods and services, such “experience retail”
environments offer people the opportunity to spend
high-quality time with friends and family, to be part of he community, and to participate in local culture.

Over the past half century or more, the housing market
has been flooded with larger single-family homes in
relatively isolated housing tracts, from which residents must drive to shop, to dine, to parks, to schools, and to work. Such housing meets the needs of many families,
and Indio is well-supplied with housing of that type.

However, many younger and older singles and couples
and working families have increasingly sought housing
with smaller units, more affordable prices, and within
walking and biking distance of daily needs, amenties and jobs. Such housing allows older households to “age in
place”, working familiies to live near where they work, and younger workers to help build a more robust local
economy.

People do not walk from activity to activity in the course of their daily lives unless is it comfortable and useful to do so. Walking in the 111 Corridor In its current form
is clearly neither. Because “comfort” is and inherently subjective term, it is worth clarifying what “pedestrian comfort” means in the context of the Highway 111
Corridor, as this will inform all of the strategies, standards and procedures for systematically implementing
human-scale placemaking and the economic, social and
envirionmental outcomes that it can help deliver.
“Pedestrian Comfort”: As illustrated on the previous
page and below, the basic physical requirements of
“pedestrian comfort” - and of “human-scale placemaking
- are mainly:

1. Sidewalks wide enough to walk with a companion
and pass pedestrians walking the other direction.

2. A curbside landscape band between the sidewalk
and curb, with street trees, streetlights and other
necessary elements, providing shade and a “buffer”
between the pedestrians and the cars.

3. Wherever possible, a curbside parking lane, providing convenient access to shops and restaurants. and
another “layer” of phyiscal protection from moving
traffic. This also help to moderate vehicular speed,
improving safety and reducing noise.

4. Wherever possible a bike lane, providing additional
access to businesses and futher separation between
pedestrians and traffic.

5. Buildings close to and facing the sidewalk, so that
walking provides useful access to amenities, shade
for pedestrians, and encouters with friends and
neighbors.

Wide sidewalks that easily allow pedestrians to pass each other and provide space for outdoor dining and merchandising.

Convienient curbside parking and landscape buffer separate the pedestrian from moving traffic and support corridor-fronting businesses.

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The following Placemaking Priorities have been defined to inform and to guide land use, design, development and infrastructure decisions for the 111 Corridor as it continues its evolution in the years and decades to come. These priorities are derived from a synthesis of Key Outcomes, Goals and Policies defined and described in the 2040 General Plan, input from community engagement, and the 6 Goals of this Plan presented in Chapter 1. These inform the Corrior Plan framework, the specific opportunities and strategies described and illustrated in this Chapter, and the stardards and implentation procedures defined in following chapters.

Conceptual Public Realm Framework Plan of the 111 Corridor Specific Plan Area Shields Rd Madison St
Clinton St
Whitewater River
Central Neighborhoods
West Indio
Indian Wells
Ensure Context-Aware
Neighborhood Transitions
Establish a Unique Corridor
Identity as “Boulevard 111”
Boulevard 111
1 4 5 Develop Around a Complete
Public Realm Network
Jefferson St

2.2 | Placemaking Priorities

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CHAPTER 2 | THE VISION
Make Complete, Human-Scale
Neighborhoods & Centers
Dr Carreon Blvd
Monroe St
Arabia St Oasis StJakshon St
Indio Blvd
Downtown &
Neighborhoods
I-10 Employment Corridor
Create New Value through
Strategic Infill & Investment
Organize the Corridor into a
Series of Unique Places
Create Strong,
Memorable Gateways
Boulevard 111
2 3
6 7
Calhoun St

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Establish a Unique Corridor Identity as “111 Boulevard” 1 Conceptual Illustration of the future urban character and aesthetic of Indio’s “11 From Highway to a Boulevard
The 2040 General Plan describes a clear intention of
transforming Highway 111 into a “multi-way boulevard”
that accommodates and balances the needs of all modes
of travel - including pedestrians, bicyclists and transit - , and creates a comfortable, safe, attractive and valuable environment for human activity and new development.

Highway 111 in its current form is a multi-lane, regional highway that connects most of the Coachella Valley
cities. While it is generally provided with landscaping throughout the valley, apart from modest signage and
gateway elements there is very little to differentiate the corridor or create a unique sense of place from one
city to the next. As it runs through the City of Indio, the corridor is mostly lined by large vacant and underutilized parcels (including the south edge of downtown) and
highway-oriented commercial uses, separated from
111 by large parking lots. For anyone wishing to walk or bike, the Corridor is much more of an obstacle than a
connector, with high-speed traffic immediately adjacent to narrow sidewalks, and few safe places to cross.

This Plan recognizes a significant opportunity for the
City of Indio to leverage the value of this regional
thoroughfare by transforming Highway 111 from a
“cut” through the middle of the city, into a “zipper” - a connective central boulevard that stitches the corridor’s urban fabric together into a complete urban pattern - and announces to visitors traveling through the Valley that they have entered a unique and special place.

Existing Highway 111
1 Unifying Streetscape: 2
Implementing a unique landscape/
streetscape design along the length
of 111 Boulevard allows travelers
of the corridor to instantly identify
where they are. Multiple rows of
date palms are planned, to evoke
Indio’s unique heritage, character
and brand.
1 Unifying Streetscape
3 New Signalized Intersection
Landscaped Center Median
Street fronting buildings: New
buildings are placed close to and
“fronting” the street, with primary
entrances accessible from the
sidewalk. This will help to define the
public space, improve visibility of
businesses, and begin to transform
it from a highway commercial strip
to an active, human-scale, mixeduse urban environment.

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ADOPTION DRAFT | SEPTEMBER 2022 39
11 Boulevard.”
3 4 5 6
5 On-Street Parking
2 Street Fronting Buildings
Bike facilities
4 Comfortable, Safe, Attractive and Public Realm
6 New signalized intersections:

Regular spacing of signalized
intersections and pedestrian
crossings is vital for walkability
between new neighborhoods and
centers lining the corridor. This will
also help reduce vehicular speeds
to safer, quieter levels without
significantly increasing travel times.

Comfortable, Safe, Attractive
and Public Realm: comfortable
sidewalks, and public gathering
spaces at are well protected from
the elements and vehicular traffic to
encourage human activity along the
corridor. This too helps to moderate
vehicular speeds, which in turn
improves visibility of businesses.

On-street parking: where possible;
provides convenient visitor/customer
parking to support new streetfronting development. This also provides a very valuable additional
“pedestrian buffer” and encourages
“city center” driving speeds rather
then “highway speeds.”
Bike Facilities: where possible;
protected bike infrastructure along
the corridor will help support
citywide active mobility goals. The
corridor’s “larger-than-walking” size
and flat terrain with make bicycling
a very attractive option of safe,
comfortable routes are provided.

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Creating “Boulevard 111”
The process of transforming Highway 111 into such an
environment will require thoughtful design, management, and application of numerous “layers” of streetscape and public realm elements and amenities.

The most basic streetscape required throughout
the Corridor is sidewalks of 6 feet or more in width,
unobstructed by utility poles and other equipment, with a landscape strip and street tree plantings between
the sidewalk and curb. To build upon Indio’s strong
agricultural heritage, and provide a distinctive image and brand, 111 is to be lined with strong double or triple rows off date palms.

Key strategies for phased implementation of Boulevard
111 - in coordination with new private development
- is described here, and specific design standards are
provided in Section 3.7.

Establish a Unique Corridor Identity as “111 Boulevard” 1 Landscape Improvement Strategy
In front of new development - and within deep
setbacks to existing buildings - unique new
landscaping, walkways and strong double rows of
date palms can provide a cohesive and distinctive
new look and brand for the corridor.

Frontage Lane Strategy
For in front of some new corridor-fronting mixed-use
buildings, low-speed, one-way “side access lanes”
can provide access to parking in front of new shops.

Parking can be on one or both sides of the access
lane, and can be parallel, angled or a combination.

One-way access into and out of the outer travel lane
provide safer merging movements than conventional
perpendicular driveways.
“Bulb-in Parking” Strategy
In front of corridor-fronting commercial and mixeduse buildings, on-street parking can be introduced by reconstructing new, wider sidewalks and street
landscaping within the private parcel, with an new
curb inset to provide a curbside parking lane. In some
areas, the outer travel lane may not be necessary to
accommodate vehicular flows, and might be converted to
parking without relocating the curb.

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Branding the Boulevard
Because Highway 111 has evolved to a rather ordinary
suburban arterial street through most cities in the
Coachella Valley, Indio has the opportunity to define
a unique Boulevard 111 brand for central Indio. That
should be synthesis of Indio’s original identity as date groves with a roadway running through them, the
more recent “City of Festivals” image of special events and celebrations, the original identity of Indio as a
small desert town, and the recent “Take Center Stage”
rebranding. The old highway is transformed to a multimodal boulevard, the large vacant parcels along 111 become simple, walkable neighborhoods and mixed-use
centers, and the entire corridor becomes Indio’s Center Stage, for community life and for visitors from far and wide.

Palm Harvesting annual Festival : Other cities and University campuses utilized the Date Harvesting as community unique activity, that occurs once a year and gathers community members together.

Banners on light poles and facades: Introducing a type of sing that helps create a brand all along the corridor, in a form of banners or other type of vertical elements next to the roads.

Date Palm Gardens : will become the new landscape that will bring the heritage of date palm harvesting into the area. It will provide shade for pedestrians and fruit for the city and its residents.

Art along boulevard: Introduce art pieces along boulevard 111 to transform the spaces and create a unique experience for anyone passing by the boulevard.

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Neighborhood Centers
Neighborhood Centers are smaller concentrations
of neighborhoods serving uses, activities and
amenities. The nature of all corridors (whether
111 boulevard, or another corridor elsewhere
in the city) is that they are usually the “edges” of
adjacent neighborhoods. As such, intentional
design and concentration of amenities at key
nodes/intersections along 111 can result in a
series of unique neighborhood centers along the
corridor.

Special Districts
Special District are larger, unique areas that
may either be focused on a common specific
use or activity (i.e. a workplace/industrial
district), or are amenity-rich, mixed-use
environments, (i.e. Downtown, Midtown) where
people can live, work, shop, dine, and have
many of their daily needs provided for within
a short walk or bike from their residence.

Districts commonly also include shared/
managed resources such as parking and
utilities infrastructure.

Shields Rd
Madison St
Jefferson St
Whitewater River
Boulevard 111
Integral to the transformation of Indio’s 4-mile stretch of Highway 111 as its central connective boulevard, will be establishing a series of active, neighborhood- and community-serving activity centers special districts. Chief among these will be the Downtown, Midtown around the revitalized Marketplace, and new neighborhood centers that bring some goods, services and new forms of housing withing easy walking and biking distance of existing and new neighborhoods along the corridor. The diagram below illustrates a conceptual organization of a series of these activity centers, with new neighborhoods offering diverse housing options between these nodes. Opportunities for such places are described in greater, site-specific detail in the Sections to follow, and generally describe the following place typologies. Existing development can and must be incorporated into these patterns, with new infill adding value to existing projects, and vice versa.

Organize the Corridor into a Series of Unique Places 2

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Boulevard 111
Neighborhood Blvd
Neighborhood St
Paseo
Special Districts
Neighborhood Center
New “Connective”
Neighborhoods
“Connective” Neighborhoods
Between these nodes of activity and special districts,
will be a number of new neighborhoods offering
a variety of housing options to new and relocating
residents attracted to the prospect of living within
an easy walk or bike of the amenities provided
within the various centers and districts along
the corridor. These neighborhoods will provide
public realm network completion and connectivity;
connecting to each other, and providing multiple
circulation routes between nodes.

Boulevard 111 Specific
Plan Boundary
Clinton St
Monroe St
Arabia St
Indio blvd
Boulevard 111
Community Gathering Spaces
Completing and punctuating the public realm
network and neighborhood fabric will be a range
of community gathering spaces. These spaces
- including neighborhood centers, parks and
greens, plazas and squares, are important spaces
for outdoor social activity and active recreation
- the importance and value of which has been
highlighted during the pandemic. A robust network
of such spaces is essential to the active urban
environment envisioned for the corridor.

Community Gathering
Spaces
Oasis St
Calhoun St
Jackson St
Downtown
Midtown

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Shields Rd
Madison St
Jefferson St
Whitewater River
Boulevard 111
Conceptual Neighborhood Plan
Neighborhood Connected to a Regional Trail System
New Corridor Retail
Complete Mixed-Use Places
As distinct from Mixed-Use Buildings - in which housing or offices are located on upper floors over ground floor retail businesses - Mixed-Use Places (or “horizontal mixeduse”) are complete, amenity-rich living environments in which residents may live within a 5-10-minute walk
or bike (or personal electric vehicle) from many of the amenities, goods, and services needed for daily life,
making the automobile a choice rather than a daily
necessity.

As neighborhoods, centers, and districts develop along
the corridor - either as new places developed on vacant land or as existing environments that are evolving/
redeveloping - it is vitally important that they be planned as complete, mixed-use places. To do so, it is critical that each new increment of development be planned and
executed in the context of the entire (complete) place of which it is a part.

The diagram below illustrates the conceptual
organization of a number of complete neighborhoods,
districts and centers along the corridor, building on
and connecting to development already present. Most
neighborhoods will be exclusively residential, offering a range of housing options, and will benefit from easy
access to nearby neighborhood-serving commercial and
other amenities located in commercial and mixed-use
centers along 111 Boulevard itself. When residential
neighborhoods are within a comfortable walk or bike
ride from commercial and recreational amenities, the
entire area functions as “a mixed-use place” and helps to promote healthy, active lifestyles, social equity, economic resiliency and environmental sustainability.

As illustrated here - and as defined in detail in Sections

3.4 and 3.6, the 111 CSP area is organized into individual “Subareas”, within which a “complete network of
complete streets” and pedestrian connections is required.

It is these networks within each Subarea - and connecting each Subarea to adjacent Subareas and to existing
development - that will ensure that many development
projects built independently over time generate
“complete mixed-use places.”
Make Complete Mixed-Use Neighborhoods and Places 3

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Boulevard 111
Neighborhood Blvd
Neighborhood St
Paseo
New Complete
Neighborhoods &
Districts
Boulevard 111 Specific
Plan Boundary
Clinton St
Monroe St
Arabia St
Indio blvd
Boulevard 111
Open Space
New Complete Neighborhoods
Shopping Center Retrofit
Infill Neighborhoods
Workplace & Live/Work District Oasis St
Calhoun St
Jackson St
Downtown
Midtown

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Existing Large Lots
Proposed Lot Subdivision
Shields Rd
Madison St
Jefferson St
Whitewater River
Boulevard 111
Conceptual Public Realm Framework
A Complete, Connective Network
A foundational requirement for making the types of
complete, walkable, active, neighborhood, districts and centers envisioned along the corridor, is the systematic construction of a complete and “connective” public realm network. This network will organize the numerous large
vacant and underdeveloped parcels along the corridor
into a multi-modal mobility network and block structure within which valuable new addresses are created for a
wide range of development types. This will enable and
promote easy, multi-modal circulation between and
throughout the numerous amenities and unique places
along the corridor.

This network will be comprised of a variety of
neighborhood streets, major streets, paseos, parks and
other open spaces. While this complete network also
includes the improved Boulevard 111, it will provide
alternative routes between neighborhoods, centers and
districts via interconnected neighborhood streets adn
avenues, within which vehicular speeds and volumes
are lower than on 111 insellt, and pedestrian and bicycle amenities are the top priority.

A good number of new streets and avenues will intersect 111 at regularly-spaced intersections, providing safe
pedestrian and bicycle access to existing and new
neighborhoods to the north and south, and safe
crossings of 111. Within neighborhoods, centers and
districts, a fine-grained network of streets and nonvehicular paseos, pathways, and open spaces will ensure excellent walking and biking access to the many nearby
amenities.

The diagram below illustrates a conceptual organization of such a network throughout the many vacant and
underdeveloped areas of the corridor. The Sections to
follow describe strategies for implementing this network in place-specific locations.

Boulevard 111
Boulevard 111
Shields Rd
Madison St
Shields Rd
Madison St
Complete Public Realm Network 4

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Avenue
Street
Mid-Block Paseo
Boulevard 111 Specific Proposed Public Realm
Plan Boundary
Clinton St
Monroe St
Oasis St
Calhoun St
Arabia St
Indio blvd
Boulevard 111
Open Space
Downtown
Midtown
Jackson St
Conceptual Illustration of Typical New Neighborhood Streets Conceptual Illustration of Typical New Neighborhood Avenues Boulevard 111
Arterials
Local Streets
Existing streets

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Neighborhood
NeighborhoodBoulevard
Alley/ Lane
Development
House-Scale Single Family - (Low Intensity) House/Neighborhood-Scale Multifamily (Medium Intensity) “Context-Aware” Transitions
The zoning framework provided in Chapter 3 describes
“transitions” between new higher intensity housing or
commercial and mixed-use development to existing
neighborhoods. Relatively high development intensities
are allowed and hoped for along 111 Boulevard itself to provide strong spatial definition (or sense of place) to 111, and to enable significant amounts of new housing,
employment and commercial development along the City’s
main central corridor. But such large buildings are clearly not appropriate next to existing single-family homes.

Accordingly, the standards of Chapter 3 define 3 distinct zones (See Section 3.4 for detailed Rules of Application).

The Mixed-Use Corridor (MU-C) Zone is generally applied to properties within the 300-400 feet of Highway 111 and allow the highest intensities and building heights. The Neighborhood Low (NL) Zone is applied to properties
adjacent existing single-family neighborhoods and
requires that building heights and massing be compatible with existing homes. Between those highest and lowest
intensity/size zones is the Neighborhood General (NG)
Zone that accommodates a flexible range of building forms, patterns and uses, and provides transition between the
MU-C and NL Zones.

The diagram below provides a conceptual illustration of this approach, with future intense, urban buildings lining Boulevard 111, and gracefully scaling down in form and
character to less intense, “neighborhood-scale” housing typologies compatible with - or next to - existing singlefamily neighborhoods.

While the intensities shown fronting Boulevard 111 may
not be realized in the near-term, - the Plan anticipates and allows for less intense development patterns in the Corridor Mixed-Use Zone - concentrating the most intense development along the corridor when the market is ready to deliver it will confirm the Corridor as the center of a great American city.
5 Ensure “Context-Aware” Neighborhood Transitions

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“Housing Transect” - Courtesy of Opticos Design
111 Boulevard
Neighborhood-Scale Multifamily/Mixed-Use - (Medium to High Intensity)
Urban Corridor/District Scale - (Highest Intensity)

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Requa Ave
Boulevard 111
Indio Blvd
Jackson St
Conceptual Infill Types
Conceptual Illustration of strategic infill opportunities in a Corridor-East Neighborhood north of 111 and east of Jackson Grace St
Sage St
Salton St
Flower St
Marshall St
Catalytic Infill & Improvements
Progress begets progress. One improvement encourages
the next. When developers, investors, businesses and
residents see that an area is “one the upswing”, their
interest in participating can increase immediately.

There are many opportunities for investment - from
very large to quite modest - throughout the Corridor
Specific Plan Area. In Midtown and the East Corridor in particular, there are numerous opportunities for infill and redevelopment of smaller vacant sites and underutilized and underperforming sites. These areas are adjacent
to the Downtown, where new infill development is
already underway, and Investment opportunities range
from new infill buildings and remodeling and adaptively reusing previously developed sites and buildings, up
to subdividing larger parcels and constructing new
neighborhoods and commercial/mixed-use centers.

These areas have been highlighted by community input
and economic analysis as the most promising locations
for near-term Plan implementation.

Strategic/catalytic streetscape and other public space
improvements are also a proven stimulus for private
reinvestment in an area. Near-term, City-sponsored
improvements to Highway 111 could strongly signal
to developers and investors that the City is deeply
committed to implementing this Plan, and are “putting
their money where their mouth is.”
A key strategy for transforming an area as large as the Corridor Specific Plan Area into the complete, active,
urban environment envisioned in the General Plan will
be “focus” - specifically focusing new investment and
improvements into small enough areas that the changes
are immediately tangible and clearly beneficial. “Success breeds success,” and focused, strategic infill development and public and private improvements will be play a very significant role in jump-starting the Corridor’s longterm evolution. Place-specific strategies for catalytic investments and actions are described in detail in the
Sections to follow.
6 Create Value through Strategic Infill & Investment

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Restaurants with welcoming outdoor Dining
Commercial/Retail Infill
Neighborhood-scale multifamily housing
Smaller more affordable single-family houses
Communityathering Spaces
Landscaped Pedestrian Paths

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West Gateway
Whitewater River
Boulevard 111 Shields Rd
Madison St
Jefferson St
Gateway/Entry Monuments & Signage
Elegant Lighting
District Branding Art & Signage
Public Art and Monuments
The hallmark of all great, memorable, valuable urban places is that you immediately know that you have arrived, and where you are.

This sense of arrival - sense of place - requires much more than a “Welcome to Indio” sign, no matter how lovely, and is typically provided by a combination of fine buildings, public landscaping, signage, lighting and public art. These define a unique space through which each visitor enters that place - such spaces are often known as “gateways”, which heighten the sense of arrival.

Like the places into which they provide a sense of arrival - the city of Indio, Downtown, Midtown, the Fairgrounds, the Marketplace, and many other future districts, centers, and neighborhoods - these gateways should be unique, memorable, with a character and quality that reinforces with the overall corridor aesthetic.

The diagram below suggests the conceptual location of several significant gateways that should be considered. These gateways may be established through a variety of techniques, forms, and elements, some examples of which are provided here, with additional, more place-specific strategies described in the Sections to follow.

Jackson St
7 Create Strong, Memorable Gateways

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East Gateway
Boulevard 111
Boulevard 111 Specific
Plan Boundary
Boulevard 111
Gateway Elements for Special Districts
Clinton St
Monroe St
Arabia St
Indio blvd
Boulevard 111
Downtown
Midtown
Neighborhood Blvd
Oasis St
Calhoun St
Iconic Buildings & Architecture
Special Landscaping
West
Corridor
Gateway
Midtown
Gateways
Midtown
Gateways
Downtown
Gateways
Jackson St
Coachella
Festival

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West Gateway
Corridor Segments
Jefferson St
Shields Rd
Madison St
Clinton St
Ave 48
Whitewater River Wash
Whitewater River Wash
Corridor Segments
This Section describes and illustrates place-specific
opportunities and strategies for application of the
Placemaking Priorities discussed in Section 2.2 and for realizing the long term vision for the corridor. Based
on analysis of existing physical conditions and urban
patterns, and on the types and degree of change that
might reasonably be expected along its length, the
Corridor is organized into the following three major
segments, with strategies and opportunities specific to each discussed in the pages to follow.

As their names suggest, the East and West Gateway
segments are expected act as emphatic “gateways”,
unambiguously letting arriving motorists know that
they have arrived in the center of Indio. And within each segment, numerous “gateways” are to be defined for
existing and future districts, centers and neighborhoods, as discussed in Section 2.2, above.

1. West Gateway
The West Gateway is the segment of the corridor from
the western city limits - just west of Jefferson St - to the west edge of the “S-curve” of 111, where Clinton St and Dr Carreon Blvd intersect Blvd 111. While the city limit lies west of the Whitewater River Wash, the bridge over the wash effectively marks the entrance or “gateway” into Indio from the west. Immediately after crossing the wash, the eastbound visitor then passes the iconic Shields Date Garden, which inspired the “palm grove” branding theme
for the entire Corridor. Continuing east, the West Gateway Segment of the Corridor is flanked by large vacant or
underdeveloped parcels, who’s identity and character may be defined by the new, palm-lined Boulevard 111 and fine new community activity centers offering retail, restaurant, hospitality, entertainment and recreation, along with a wide array of new housing options within the mixed-use centers and surrounding new and existing neighborhoods.

2.3 | Corridor Segments

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Dr Carreon Blvd
Boulevard 111
Monroe StArabia St Oasis StJackson St
Indio blvd
Calhoun St

2. Midtown
The Midtown segment area includes the corridor parcels
flanking the “S-curve” - generally west of the intersection of Clinton St and Dr. Carreon Blvd, and extending to
the east edge of the Riverside County Fairgrounds and
west edge of Downtown. Significant Midtown “anchors”
include the Indio Grand Marketplace, the Riverside
Fairgrounds and Indio High School. A master plan for the Indio Grand Marketplace is currently underway, which
will transform a portion of the mall into a vibrant food hall and entertainment center, and includes the planned development of a new multifamily neighborhood, hotel,
and additional retail space on the vacant land directly to the south. Several large vacant and underdeveloped
parcels north of 111 provide additional opportunities for new development supporting and benefiting from the
close proximity to Downtown, and the corridor-adjacent
edges of the Fairgrounds also present an opportunity for new development in support of a growing employment
center there.

3. East Gateway
The East Gateway segment generally includes the
corridor parcels from Indio Blvd to Oasis Ave. The the
north side of 111 from Oasis to Jackson lies within the Downtown Specific Plan Area, and though not regulated
by this Corridor Specific Plan is intended to be seamlessly connected to the Corridor. This segment of the corridor contains a broad range of uses, from auto-oriented and
light-industrial employment uses along and to the west
of Indio Blvd, to original downtown neighborhoods east
of Downtown (cut off from Downtown by Jefferson St
overcrossing of the railroad) to the major employment
center that is the Riverside County/Indio Justice Center.

This Corridor segment has great potential to generate
more and better jobs, new housing and also might define several significant new gateways into Downtown, the
cultural, economic, social and entertainment “heart of the City.”
Midtown
Downtown
East Gateway

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2.3.1 - West Gateway Key Strategies:
1 2
Mixed Use Center
Jefferson St
Boulevard 111 Enhancements
Evolve Highway 111 into Indio’s connective
central boulevard, through streetscape and
public realm improvements and new, streetfronting and defining development. 1 2
Establish a Strong Urban Framework
Organize large vacant parcels along 111 into
a complete, human-scale, walkable network
of blocks, streets and open spaces that
accommodate a variety of development types -
including a range of housing types and choices,
goods and services, employment, and other
amenities.
3 4 2
West Gateway Segment Framework
Crossing over the Whitewater River wash from the west,
the widely-known Shields Date Garden anchors what
could become an iconic west gateway into the City. This historic roadside attraction should be further enhanced and extended to the east, with streetscape and public
realm improvements to Blvd 111, potentially including
new adjoining visitor- and tourist-serving development
that leverages the historic character and value of Indio’s heritage as an oasis and important stopping point in this great desert valley.

Continuing east, numerous large vacant and
underdeveloped parcels provide significant, (and
relatively barrier-free) opportunities for development of new walkable neighborhoods, within easy walking and
biking distance of new neighborhood-serving commercial
and mixed-use centers and transit stops along 111. Such centers should be located at cross streets that connect to existing neighborhoods to the north and south, providing excellent multi-modal access to the range of goods,
services and activities that the corridor will offer.

Key strategies for this area are summarized here and
described in expanded detail in the pages to follow.

A Series of Activity Centers
Concentrate development to establish
neighborhood-serving activity centers at key
nodes and intersections along Boulevard 111.

Whitewater River Wash
Zoning Framework
Legend
Lower Intensity (Neighborhood Edge)
Medium Intensity (Urban Neighborhood)
Highest Intensity (Urban District / Corridor)
Boulevard 111 Specific Plan Boundary

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Create a Strong West Gateway
Create an ionic West Gateway into the city,
leveraging the value of - and adding value to
- existing assets like the Shields Date Garden
and the historic Jackalope Ranch.

Shields RdMadison St
Boulevard 111
Clinton St
Seamless Neighborhood Transitions
With numerous existing single-family
neighborhoods to the north and south of
the Plan Area, ensure that the more intense
development patterns planned along 111
frontages of the corridor, are appropriately
scaled-down (in height, form, and use) to
provide seamless and appropriate transitions
and connections to existing neighborhoods.
4 A Variety of Housing Types
New neighborhoods can and must provide a
variety of new housing types and choices within
the city of Indio, accommodating a variety of
residents and household types who may be
drawn to the option of living within an easy
walk or bike ride of the neighborhood-serving
amenities and activities along the corridor.
5 New Signalized Intersections and
Pedestrian Crossings
Provide signalized intersections with
pedestrian safety crossings every 650-
750ft minimum along the west corridor to
provide clear, safe and comfortable access
to businesses by all modes for residents and
visitors alike.
6 7
1 6
3 1 7 5

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A. Urban Framework: Subdivision
and Network Completion
As previously described, the existing West Gateway
segment of the Corridor is comprised for the most part of individual commercial projects and very large vacant and underdeveloped properties. Accordingly, most critical
priority for new development in this area is to ensure - through carefully coordinated planning and subdivision
of this area - that each new increment of development
is part of a unified, connective pattern of streets and blocks that over time will deliver a complete, connective and human-scale network of streets and other publicly
accessible spaces that provides multi-modal access to
new residential and commercial development within
walkable blocks..

The diagram below provides an illustration of the
organization of this area with a conceptual public realm framework overlayed onto the most underdeveloped
portions of the West Corridor segment. This framework
is organized by a hierarchical network of neighborhood
boulevards and streets, paseos and other open spaces,
with block size and connectivity patterns generally based on the “Subdivision, Connectivity and Public Realm
Completion” standards in Chapter 3, Section 3.6. Jefferson St Whitewater River
West Corridor Street Framework
Neighborhood Blvd
Neighborhood St
Paseo
Conceptual Public Realm Framework:

In additional to providing and facilitating comfortable, multi-modal connectivity and circulation within and
throughout this area, the resulting public realm
framework also provides more, and more distinctive,
addresses for new development. Addresses that visitors
arriving on foot, by bike or by automobile can easily
find when approaching from 111, or from existing
neighborhoods to the north and south of the Corridor,
or from new nearby neighborhoods within the Corridor.

And because not all trips to and from these new
addresses generate a car trip on 111, the level of traffic congestion in the Corridor can be much lower per person, per household, and per business.

This mobility framework will also generate a series of
new, regularly-spaced intersections along 111 Boulevard, providing more frequent opportunities to turn safely
cross the corridor on bike and foot, and anchoring
neighborhood-serving commercial nodes and activity
centers. These intersections and public frontage
improvements to 111 Boulevard itself - including the
potential for future “side-access” frontage lanes along segments of the corridor, wide sidewalks, on-street
parking, etc. - will support the success of new mixed-use development that fronts onto and spatially defines the
enhanced Boulevard 111.

Boulevard 111 Specific
Plan Boundary
Shields Rd
Madison StMadison St
Boulevard 111
Open Space

2.3.1 - West Gateway

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Neighborhood Avenues
Neighborhood Avenues serve as multimodal, neighborhood connectors, providing access between and through Subareas, as
an alternative to funneling all neighborhood
traffic onto 111. These avenues will provide
easily identifiable through routes routes for
pedestrian, bicycle circulation, and for short
vehicular trips to run local errands and visit
friends and neighbors. Enhanced pedestrian,
bicycle and transit facilities - such as wide
parkways, comfortably shaded sidewalks,
signalized crossings, dedicated bicycle lanes,
and frequent transit stops are encouraged.

Neighborhood Streets
Neighborhood streets are designed to
safely and comforbably accommodate all
modes of travel within a local neighborhood.

Neighborhood streets will be characterized by
their unifying streetscape character - including
well-landscaped parkways and planters and
- that provides shade and comfort to the
public realm, and creates valuable new public
addresses for new buildings. New, “streetfronting” buildings will activate these streets and add safety to the neighborhoods via “eyes
on the street.” Curbside parking will provide
convenient resident and visitor access to
businesses and residences.

Non-Vehicular Network: Paseos,
Rosewalks and Open Spaces
An additional layer of non-vehicular circulation
will be provided in many neighborhoods
through a network of public and semipublic open spaces, including paseos, passages, rosewalks, and other open spaces.

These connections can be used to provide
efficient and direct routes for pedestrians
and other non-vehicular circulation within
neighborhoods, and will be an important
component of the neighborhood-making
toolkit for the 111 CSP Plan area, due
to a number of otherwise constraining
development patterns within and around the
111 CSP Plan area.

Conceptual Illustration of a typical new Neighborhood Street Paseo / Rosewalk
Conceptual Illustration of a typical new Neighborhood Boulevard

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B. Zoning Framework /
Neighborhood Transitions
The urban framework that will be newly established in the West Gateway segment will provide structured flexibility as market feasibility for development in this area evolves over time. Specifically, the new zoning framework that is established in Chapter 3 will ensure compatibility of new development within the 111 CSP area with the surrounding (existing) neighborhood fabric by allowing more intense development patterns, forms and uses along the corridor itself, and requiring buildings to generally scale-down in form and intensity as they approach the surrounding
existing neighborhoods (See Section 3.9, Building Height).

Lowest Intensity
(House Scale)
Medium Intensity
(Neighborhood Scale)
Medium to High Intensity
(Urban Neighborhood Scale)
Highest Intensity
(Urban Corridor/District Scale)
Boulevard 111
Conceptual Illustraton of potential future development patterns in the West Gateway segment.

The diagrams below illustrate these intended patterns,
with more intense City Center buildings lining the corridor, transitioning to neighborhood-scale multifamily and/
or single-family residential approaching the surrounding neighborhoods.

Note: while the Zoning Framework allows for higher
intensity development patterns within the corridor-adjacent “Mixed-Use Corridor Zone” - it maintains flexibility for less-intense uses and patterns in the near-term based on market feasibility realities (see following page spread). With that said, the same basic subdivision and connectivity
requirements apply in all cases, regardless of development intensity/typology.

2.3.1 - West Gateway

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Neighborhood-Scale Housing
Where directly existing adjacent single-family
neighborhoods (where homes are very typically
1-story), new development should be of a similar
or compatible scale. This should most-typically
be in the form of 1-2 story “house-form” buildings
- which in some cases may be “attached singlefamily” rowhouses, or in the form of duplexes or multiplexes. The Neighborhood Low (NL) zone
implements these housing types - (See Section 3.4).

Neighborhood-Scale Multifamily & MixedUse
Neighborhood-scale multifamily and mixed-use
development - typically 2-4 stories in height - can
provide urban density in patterns and forms that
are very appropriate to traditional neighborhoods
and compatible with adjacent Neighborhood-Scale
Housing. “Active” ground floor spaces and uses
(including direct-entry into ground floor units via
stoops, dooryards, terraces, etc.) are prioritized to
ensure an active, safe, and social public realm. In
some locations along Neighborhood Avenues,
neighborhood-scale mixed-use buildings - of a
similar 2-4 story scale - may be appropriate to
provide additional employment-generating and/or
neighborhood-serving commercial uses in the form
of live/work and ground floor commercial spaces.

These uses and Neighborhood-Scale Multifamily are
allowed in the Mixed-Use Corridor (MU-C) zone and
Neighborhood General (NG) zone and not in the
Neighborhood Low (NL) zone - (See Section 3.4).

Urban Corridor/District Scale Mixed-Use
The most intense development patterns and forms
should be prioritized and concentrated at important
activity nodes and centers along the corridor,
typically in the form of urban, mixed-use buildings
with active ground-floor uses that provide services
and amenities to adjacent neighborhoods. These
patterns and development types are implemented
by the Mixed-Use Corridor (MU-C) zone - (See
Section 3.4).

Neighborhood-Scale Houses
Neighborhood-Scale Multi-family Residential Buildings
Neighborhood-Scale Mixed-Use (Live/Work) Building
Strong Urban Corridor-Scale Mixed-Use Building

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Conceptual near-term buildout in the West Gateway, with lessintense, primarily surface-parked development typologies in urban patterns that intentionally generate and activate a public realm network that can support (and do not inhibit) increased intensity over time.

Near-Term Development Opportunities
A interconnected multi-modal street network will provide the framework of a walkable, comfortable, safe and
dynamic public realm. The blocks defined by that network should be sized and configured to accommodate many
types of development, including housing and commercial
now and in the future. Buildings should face the street with main entries and active uses, with service uses such as parking, loading, trash collection and utility equipment located to the rear. Unified by well-designed streetscapes and active frontages, individual buildings within these blocks can vary significantly in type and height, Existing 1 or 2 story buildings and new buildings of a similar
scale can mix gracefully with taller residential, office and mixed-use buildings that may not be feasible initially, but over time will become so as the Corridor becomes a more significant center of local and regional activity.

Long-Term Development Opportunities
Later, as the Corridor is established as a valuable place to invest, market demand may support the replacement of
some lower intensity development and surface parking
lots with mixed-use projects in which retail, office,
housing and other uses shared a combination of surface
and structured parking facilities.

The development standards in Chapter 3 define block
patterns and building types with flexibility able to adapt to changes of use over time. Townhouses with retailready ground floors can be built on streets where retail might work in the future, but before market conditions
demand it. Ground floor spaces can function initially
as part of a residential unit, but can be easily converted for commercial use in the future. Such options allow
neighborhoods respond to changing market conditions
without major demolition and reconstruction.
1 2
Existing Commercial Building
Retail Building
1 2
Corridor Mixed Use Building
Corridor Mixed-Use / Retail Ready Building
3 Multi-family Building - Large Scale
3 Commercial Building
1 2
111 Boulevard
3 2
1 2
3 111 Boulevard
1 Conceptual longer-term buildout in the West Gateway, with gradual infill of more intense development typologies sharing with shared / structured parking, and in some cases the introduction of new frontage lanes on 111 to provide curbside parking and enhanced public frontages to new development.

2.3.1 - West Gateway

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Examples of nearer-term less-intense corridor develoment typologies that still re-inforce the intended urban patterns along the corridor with strong frontages and quality design.

Examples of longer-term more-intense corridor develoment typologies that provide strong enclosure and frontage along the corridor, re-inforcing the intended urban patterns and character of 111 Blvd.

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The Indio General Plan emphasizes “Midtown as an area
of significant opportunity for new development, taking
advantage of its central and highly-accessible location at the intersection of 111 and Monroe St, and its close proximity to Downtown Indio and a number of other
prominent uses and destinations including the Larson
Justice Center (employment district), Riverside County
Fairgrounds, JFK Memorial Hospital, and others. The
prominence of several large, vacant and underdeveloped
properties to the north and south of Highway 111 in this area - some of which have active development proposals
proceeding in parallel with the development of this
Specific Plan - requires that a clear and coordinated vision be established for Midtown to ensure incremental and
lasting success for this important part of the city.

Anchored by the Indio Grand Marketplace, which itself
has near-term renovation plans that would add a critical mass of active food and entertainment uses to the
existing mall, in addition to creating new and improved indoor and outdoor public gathering spaces, Midtown is
an ideal location for the development a critical mass of new housing - in types and forms not readily available
in Indio - in a unique, well connected, and amenity-rich environment.

Key strategies for this area are summarized here with key opportunities described in expanded detail in the pages to follow.

Zoning Framework
Legend
Lower Intensity (Neighborhood Edge)
Medium Intensity (Urban Neighborhood)
Highest Intensity (Urban District / Corridor)
Boulevard 111 Specific Plan Boundary
Monroe St Monroe St
Dr Carreon Blvd
Clinton St
Key Strategies:
111 Boulevard Enhancements
Evolve Highway 111 into an urban boulevard through
a variety of “highway taming strategies” - including
streetscape and public realm improvements and
enhancements, district branding signage and art,
urban street-fronting infill development with active
ground floor uses and curbside parking, and potentially including lane reductions (if feasible) as 111 travels
through Indio’s central Midtown and Downtown districts. 1 2.3.2 - Midtown / Downtown
Improve Corridor Crossability
Prioritize safe pedestrian and bike crossing of 111
Boulevard with signalized intersections and crossings at regular intervals through Midtown and Downtown, to allow customers, employees, and residents to safely and directly walk or bike between uses on either side of the corridor.

JFK Medical
Center
Indio High School
2 Dr
Indi
Mark
5 2
Mixed Use Centers

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r Carreon Blvd
John Nobles Ave
Requa Ave Requa Ave Rubidoux St Oasis St Towne St
Jackson St
111 BLVD
Urban Neighborhood Infill
New residential and mixed-use infill within
these emerging subdistricts will add a
variety of new housing types and choices
to the city of Indio, serving a variety of
residents and household types that might
be attracted to the option of living within a
short walk or bike of the a growing number
of amenities, jobs and services in this area.

Urban Framework / Network Completion
Ensure that new development in Midtown be organized
around (and in forms and patterns that contribute to)
a complete, human-scale, walkable network of blocks,
streets and open spaces that provide comfortable,
safe and direct access to and between uses. Such a
framework will also allow this Midtown to incrementally evolve and intensify, over time, as the market allows.

Support and Grow Evolving Subdistricts
Potential new/growing subdistricts in this area - in
addition to the plans to evolve the Indio Grand
Marketplace into lifestyle/entertainment district - include a growing employment district around the Larson Justice Center, as well as the potential for an emerging medical district around the JFK Medical Center.

Seamless Transitions between
Districts and Neighborhoods
Ensuring that all of these environments
flow seamlessly into one another - rather
than developing each one as its own
individual “project” - will maximize the
value of each one, and ensure that the
General Plan’s Vision - that the Midtown/
Downtown area evolves into a vital mixeduse center of activity, entertainment, and commerce for the city and region - comes
to fruition.
3 4
5 6
Riverside County
Fairgrounds
Larson Justice
o Grand Center
ketplace
Downtown Indio
6 1
3

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Prominent Street-Fronting Development
Active Ground-Floor Uses and Frontages
Safe Pedestrian Crossings
Unifying Streetscape Design
1 1
A. 111 Boulevard - Highway Taming
Strategies
Traveling eastbound on 111, the highway currently narrows from three travel lanes in either direction to a two-lane (in each direction) configuration east of Rubidoux St and continues this way through Downtown until 111 meets
Indio Boulevard. This narrower cross-section is a much
more appropriate configuration for an urban boulevard
running through an connecting a series of urban districts and centers, (i.e. Midtown/Indio Grand Marketplace,
Downtown, Larson Justice Center Employment District,
etc.). Accordingly, as the area around the Indio Grand
Marketplace is expected to evolve, over time, into a much more urban environment, strong consideration should
be given to extending this narrower 2-lane configuration of 111 Boulevard west to Monroe Street - and potentially further if shown feasible by a traffic analyses. Beyond the throughput capacity of 111, several other “highway taming” strategies can and should be utilized to transform this major thoroughfare into a connective boulevard and highlyvaluable public realm environment for new, prominent, corridor-fronting urban buildings with ground-floor uses and frontages that generate a continuous flow of human
activity along the corridor.

The conceptual illustration below shows how the application of several of these strategies can dramatically transform an environment like Highway 111 into a very different
kind of place - adding spatial definition, shade, enclosure, architectural variety, connectivity (across the corridor), Conceptual Illustration of 111 Boulevard in Midtown/Downtown Indio Con
Comf

2.3.2 - Midtown / Downtown

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Creating Active Public Frontages along 111
Blvd:
nvenient Curbside Parking / Passenger Drop-off
fortable, Active Public Frontages
1 convenient parking and access, and vibrant human
activity. While this illustration is certainly representative of a long-term outcome, these strategies can be “layered onto” the corridor over time - and one segment of the
corridor at a time, and will need to be applied through carefully coordinated public and private investment and improvements - particularly as relates to public frontage improvements for new corridor-fronting development (see lower right).

Public Frontage Improvements strategies for 111
Boulevard in Midtown/Downtown include:
“Bulb-In” Strategy: (for four-lane segments, east of
Rubidoux St): curbside parking, widened sidewalks and
landscape planters should be provided at the time of
new development. Curbside parking replaces current
curbside sidewalk (or parkway), and new/widened
sidewalks are constructed along the front of the private parcel via a public-access easement to accommodate
landscape planters or parkways, street furnishings, and comfortable pedestrian access.
“Bulb-Out” Strategy: (for six-lane segments, west of
Rubidoux St): Where feasible to reduce travel lanes
from three in each direction to two, the outer travel
lanes may be replaced by “bulb-out” curbside parking
- potentially including parking-lane planters every 2-3 spaces - and existing sidewalks are widened as needed to accommodate landscape planters, street furnishings, and comfortable pedestrian access.

Parking Lane Planters

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B. Conceptual Midtown Neighborhood
Framework
Midtown is an ideal location for the development a critical mass of new housing - in types and forms not readily
available in Indio - and active other neighborhood-serving uses within a centrally-located, well-connected, and amenityrich, environment currently anchored by the evolving lifestyle/ entertainment district around the Indio Grand Marketplace.

Key strategies for evolving this area include:

I. Public Realm Network Creation & Completion
For Midtown to evolve into the complete, walkable mixed-use environment envisioned by the General Plan, a complete and connected network of publicly accessible streets, pedestrian paseos and other open spaces must be “threaded into” the existing urban fabric. Because this urban fabric includes both large areas of vacant and underdeveloped land, as well as numerous existing commercial developments that are mostly disconnected from one another, creating a more connective urban framework here will require thoughtful planning
of the entire midtown area as a complete place. This will require that each new increment of development or public improvement be carefully coordinated with each other such that a complete urban framework is systematically generated as Midtown evolves over time.

Figure 2.3.2.A to the right provides a conceptual illustration of such a public realm framework overlayed onto the Midtown’s existing urban fabric. This framework is organized by a network of streets, paseos and other open spaces, based on the subdivision standards provided in Chapter 3 (See Section

3.6). These standards are intended to result in a citywide framework that is flexible and adaptable to the needs of the city and market conditions as both evolve over time.

II. Public Realm Activation
Midtown’s resulting public realm network will be spatially defined by, and be activated by, urban buildings with lively ground floor uses and frontages oriented toward streets, paseos and shared open spaces. Active frontages generally refer to primary building facades that are set at, or modestly set back, from the sidewalk (based on the degree of privacy appropriate to the ground-floor use) with regular openings and fenestrations that provides a degree of interaction between the building and the street, adding safety through “eyes on the street”. Frontages are described in detail, and regulated in Chapter 3 (See Section 3.9).

Neighborhood-Scale Multifamily Building with a secured
courtyard, fronting onto a neighborhood street.

Neighborhood-Scale Multifamily Neighborhoods will be
organized around a complete, comfortable and safe public realm network of streets, paseos and open spaces carefully woven into Midtown’s complicated urban fabric.

Urban Multifamily Housing fronting onto a community
green.

2.3.2 - Midtown / Downtown

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1 1
2 2
2 3
2 2
2 3
3 3
3 Figure 2.3.2.A - Conceptual Midtown Framework Plan
New/Reconfigured
Connections
Priority Pedestrian
Crossings
Community Gathering
Spaces
Monroe St Monroe St
Rubidoux St
Arabia St Arabia St
John Nobles Ave
111 BLVD
111 BLVD
Indio Grand
Marketplace
Requa Ave
Requa Ave
Plaza St
Las Palmas Dr Las Palmas Dr
Indio Grand Marketplace Improvements: Planned
improvements to the Indio Grand Marketplace
include a renovated food hall, indoor / outdoor
dining and entertainment areas, variety community
gathering spaces, including a formal central green
continuing south to John Nobles Ave where it
becomes a neighborhood green fronted by multifamily residential development.

Multifamily Neighborhood Infill: Large
undeveloped areas to the north and south of the
corridor - including a 20-acre City-owned parcel
immediately south of the marketplace are ideal
locations for more intense multi-family residential
neighborhoods - concentrating a critical mass of
new housing within a short walk or bike of the
services and amenities of Midtown and Downtown.

Mixed-Use Infill: As described on the pages to
follow, more intense corridor-fronting mixed-use
infill development is a long-term intention for 111
Boulevard - establishing a strong corridor presence
(gateways) for Midtown and Downtown, and able to
accommodate the future housing needs of the city.

While in the near-term, it is unlikely that the market will deliver development at these intensities, it is critical that a clear framework be established and maintained
that does not prevent these long-term outcomes from
occurring.

Mixed Use Centers

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Conceptual Illustration of planned improvements to the Indio Grand Marketplace - adding a new indoor/outdoor food hall and new community gathering spaces
Plaza Park in Orange, CA during a during a street festival.

Urban Mixed-Use Development with active ground-floor uses and frontages.

III. Near-Term Planning for Long-Term
Outcomes:

As previously noted, a key strategy corridor-wide -
and critical to the long-term success of Midtown - is
establishing a complete and connective public realm
network that is adaptable to the needs of the district and to market economics. Figures 2.3.2.B and 2.3.2.C to the right, illustrate this concept showing a conceptual nearterm and long-term (phased) development/redevelopment of and around the Indio Grand Marketplace.

The owners of the Indio Grand Marketplace are currently working with the City on near-term improvements to reestablish the mall as a local and regional destination for shopping, dining and entertainment. Accordingly, Figure

2.3.2.B illustrates conceptual near-term development
(Phase 1) of new multi-family neighborhoods on the
city-owned property south of the mall, organized around an interconnected network of walkable blocks, calm,
neighborhood streets, pedestrian paseos, courtyards and formal public spaces like the central greenway, within a very short walk of the new offerings of the mall. Additional commercial uses - including a new hotel on Monroe St,
and a small number of new commercial pad buildings are
provided along key street frontages to further expand
the amenities in this area. While no single building in this conceptual near-term buildout is technically “mixed-use” - nor are any of the development typologies imagined here particularly “urban” - the result is very much an “active mixed-use environment” by nature of the concentration of housing and numerous commercial services and amenities
in close proximity to each other.

Figure 2.3.2.C, on the other hand, illustrates a conceptual long-term outcome (Phase 2) whereby the Indio Grand
Marketplace is eventually replaced with new, much
more-intense, true mixed-use development in urban
development typologies that include structured shared
parking for the district (residents, employees, and
customers). In this conceptual illustration, the Central Green of Phase 1 is converted into a circular park / traffic circle (based on the Plaza Park in downtown Orange,
CA), and a new retail “Main Street” is extended north
accessible and highly visible from 111 Boulevard. The
commercial program of the mall could be more than
absorbed by ground-floor commercial spaces, with
the potential for hundreds of residential units (and
potentially, a significant amount of office) on upper floors to support those businesses. All of this new development would be organized around a robust and complete
public realm network of walkable, interconnected blocks, streets, paseos, and public gathering spaces. While this illustration is theoretical, and certainly represents a very long-term outcome - it should be noted that Downtown
Indio’s foundational urban structure has remained
largely intact for over 100 years, and remains as relevant, adaptable, and as valuable a local and regional asset
today as it was when originally planned. With careful,
coordinated planning, the same can be true for Midtown.

2.3.2 - Midtown / Downtown

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Figure 2.3.2.B - Conceptual Near-Term Development at Indio Grand Marketplace Figure 2.3.2.C - Conceptual Long-Term Redevelopment at Indio Grand Marketplace 1 6
6 1
2 7
7 2 3
Indio Grand Marketplace
Central Green / Plaza Park
Mall Parking
New Commercial Main Street
3 8
8 8
4 9
9 9
9 4
5 Central Greenway /
Neighborhood Green
Neighborhood-Scale Mixed-Use /
Multifamily Development
Potential New Hotel and
Retail uses
Urban/Corridor-Scale
Mixed-Use Development
New Multifamily Neighborhoods

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C. Riverside County Fairgrounds /
Employment District
Riverside County Fairgrounds: The land area of the
County Fairgrounds is nearly as large as downtown.

While it hosts several of Indio’s largest and most
important annual festivals and other important cultural events, most of the time it is gated and locked while
generating little economic, social or cultural activity for the community.

The Fairgrounds is an important regional facility, and
its has for many years has presented Indio with both
opportunities and constraints. This large, secured area significantly limits circulation and connectivity between adjacent neighborhoods to the east and west, and to
the County Justice Center and the Downtown from those
neighborhoods. Like the many acres of publicly owned
land that Highway 111 itself represents, the Fairgrounds to represents a potential opportunity to derive must
more value - in the form new levels of economic, social and cultural activity - from an existing publicly owned asset.

Allowing public access through the fairgrounds during
non-event times (conceptually diagrammed in Figure

2.3.2.D to the right) could greatly improve circulation and connectivity between Midtown and Downtown
for residents, employees and visitors of both. The
fairground’s lovely palm-lined pedestrian promenade
is already a prominent north-south connection and
remarkable public space, but is unavailable for public use or enjoyment most of the time.

There are many examples of special use facilities -
including fairgrounds, university campuses, corporate
campuses and major parks - that are open to public
access much of the time, but secured and reserved
for special events or other non-public use at certain
times. This requires careful planning and management,
but is often well worth that extra effort because of the additional connectivity and use that the community can
get from such a facility.

If the central promenade were open to public access
much of the time, adding signalized crossing of 111 at
Deglet Noor St would greatly improve access between
the Fairgrounds and Downtown. If similar east-west
connections could be created to provide new connectivity between Rubidoux St and Oasis St - potentially as
pedestrian extensions of Plaza Ave, John Nobles Ave,
and Garden Ave - the fairgrounds could make strong
contributions to the connective mobility and public realm network of this important Subarea in the heart of Indio.

Riverside County has indicated an openness to
considering potential changes and improvements to
the Fairgrounds in the future. In addition to potential access and use within the Fairgrounds, to help intensify activity within its Midtown/Downtown segment and
provide the County with new revenue streams, the 111
frontage of the Fairgrounds could be a good location for new corridor-fronting commercial development. This
might include additional employment and commercial
amenities adjacent to the growing employment district
anchored by the Larson Justice Center and Benoit
Detention Center.

As conceptually illustrated in Figure 2.3.2.D, such
buildings could have a strong urban presence reinforcing the urban character of the corridor through Midtown/
Downtown.

Civic Plaza: Mixed-use office buildings could line the fairgrounds and surround a civic plaza, creating a wonderful gateway to the Central Promenade.

2.3.2 - Midtown / Downtown

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Figure 2.3.2.D - Conceptual Framework - Riverside Fairgrounds / Larson Justice Center 1 1
2 2
2 2
Central Promenade
New East/West Connections
3 3
New Corridor-Fronting
Development
Rubidoux StOasis St
John Nobles Ave
Garden Ave
111 BLVD
Plaza St
Las Palmas Dr
Priority Pedestrian
Crossings
Community Gathering
Spaces
Mixed Use Centers
Making the Central Promenade publicly-accessible most days could be a valuable amenity and provide improved connectivity between the Corridor and Downtown to adjacent neighborhoods.

Corridor-Fronting Development: Additional restaurant and office space at this location would support the Larson Justice Center and give workers a reason to stay in the area after hours.

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Existing Assets
Districts /Areas
Downtown
Downtown Supportive Infill
Corridor Business
Workplace & Live Work District
Boulevard 111 Specific Plan Boundary
Mixed Use Centers
Fair Grounds Area
Larson Justice Center Employment
District
Oasis St
Arabia St
Boulevard 111
Requa Ave
King St
1 3
East Corridor Neighborhood Transition Plan
A. Adaptive Reuse & Strategic
Infill
The East Corridor provides the community with a variety of jobs and services, connects directly into Downtown,
and represents the eastern gateway into Indio. Located at the historic junction of State Routes 99 and 111, this area has from the beginning been a highway stopping point
for motorists seeking services, including gas stations, auto repair and sales, and other semi-industrial service businesses.

Prior to the construction of the Jefferson Street
overcrossing, this area seamlessly transitioned from
auto services to food and lodging when one reached
the intersection of Miles Avenue, Fargo Street and Indio Boulevard - the historic main gateway to Downtown at
the train station.

The Neighborhood Transition Plan below highlights
areas and locations that present unique opportunities to support the existing businesses along the corridor and
Downtown, create a new, green gateway to the Corridor
and the city. At this around this new gateway, just to
the east of Downtown, the existing industrial area can
gradually evolve to a mixed-use employment district with more jobs, more diverse jobs, some new housing, and
affordable spaces in which craftspeople, artisans and
artists can sans to live and work.

The plan below highlights four promising locations for
new activity centers: one at the entrance of the Riverside County Fairgrounds, another across from the Superior
Court of California, a third located where Golf Center
Parkway enters town, and a fourth where the new
district could be. Each of these nodes is either a literal or metaphoric gateway to an area of cultural significance to Indio. Enhancing these locations with special
development and public spaces would bring greater
attention to nearby businesses, feeding into and growing off of the energy generated by these existing landmark
areas.

John J. Benoit Detention Center
Superior Court of California
County Law Building
Davis Sports Complex
Once and Future Rail Station
Riverside County Fairgrounds
1 2
3 4
5 6
6 1 2

2.3.3 - East Corridor
Legend

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Jackson St
Indio Blvd
Calhoun St
4 5 6
2 Boulevard 111
1 2
3 4
5 6
3 4
5 From Highway to Boulevard
Street improvements such as widened
sidewalks, increased landscaping, and
more signalized intersections will slow cars
down from highway speed, creating a more
pedestrian-friendly boulevard environment.

Create a Gateway Entrance
A palm tree nursery at this location could
create a lush green oasis visible by motorists
approaching along Indio Blvd, Jefferson
Street or Golf Center Parkway.

Support & Strengthen the Success
of Downtown
Retail or Civic nodes in this area could help
attract visitors to nearby businesses on the
Corridor, as well as Downtown.

Small, Neighborhood-scale Infill
opportunities
Infill development would make these areas
feel more complete, with the opportunity
to provide additional needed housing and
supportive small businesses.

Support and Evolve Existing
Business
New and existing businesses can be curated
and managed, much like successful malls,
to reduce redundancy and to bring together
businesses with shared synergy.

Opportunities for Workplace and
Employment
There is an opportunity to rebrand this
light industrial area into an arts or creative
district, one that includes affordable
housing.

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Downtown Supportive Infill Area
Boulevard 111
Requa St
fFlower St
Indio Blvd
Grace StSage StSallton St
B. Downtown-Supportive Infill
The neighborhood immediately southeast of Downtown
is highlighted as an area with numerous opportunities for infill development that could help support nearby shops and restaurants.

New multi-family housing filling in some of the empty
lots would help complete the streetscapes and provide
new housing within convenient walking distance of
Downtown, the Justice Center, and new employment
opportunities in the East Corridor Gateway area. New
business types, such as breweries, coffee roasters,
wholesale produce market, and workshops and maker
spaces of many kinds - which might not be a good fit in Downtown could help draw shoppers, visitors and new
residents to the greater Downtown area.

Streetscape improvements - including wider sidewalks
and rows of shade trees on both sides of the street
- would greatly improve the pedestrian experience and
increase foot traffic to Downtown and within the East
Corridor. Landscape improvements would be especially
valuable on Requa Street, which can become a major
pedestrian route and “bike boulevard” connecting the
East Corridor and Gateway area to and through the Down
town into Midtown.

Through such strategies, this current relatively “blank spot” within the Corridor can once again become an
important gateway to Indio and a vital center of jobs,
goods and services that complements the Downtown and
the Corridor as a whole.

Specifically, as the corridor grows in population and
customer base, there will inevitably be new demand for
auto-related sales and service uses, such as gas stations, repair and restoration shops and car washes. Such uses
would contribute little to - and might be destructive of - the human-scale placemaking envisioned for most of the
corridor, but if well-designed, might be fit into this area just fine.

2.3.3 - East Corridor

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Proposed Requa Street
Neighborhood Boulevard Public Realm
Neighborhood-scale Residential Infill
Small Commercial Infill
Requa Ave Streetscape Improvements
As a primary access street to Downtown
from Indio Boulevard, Requa Avenue would
benefit from a more lush streetscape, with
well-marked bike lanes leading directly
towards the town center.

Neighborhood Streetscape
Improvements:

Neighborhood street landscaping could be
more lush, intimately-scaled and informal,
a welcome oasis for both residents and
visitors.

Neighborhood-Scale Residential Infill:

The projected growth of Indio will mean
more demand for housing. Small housing
types such as these allows more units to
be built per acre. These are more efficient
for developers, more affordable for new
homeowners, and more desirable for the
young professionals that Indio may want to
move here.

Small-scale Commercial Infill:

Small-scale commercial infill development
supports new entrepreneurs, giving
startups a place in the community where
their founders live, and helping their
success make an impact on their local
economy.

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Gateway Entrance
Neighborhood Park Date Garden Attraction
Requa St
Flower St
Indio Blvd
Sage StSallton St
C. Establish an East End Presence
As noted above, to help reestablish the image of the date palm groves that used to line Indio Boulevard adjacent
to the railroad tracks, new groves or a palm tree nursery could be established on the vacant land between Indio
Boulevard and the train tracks, to the west of Gulf Center Parkway. The nursery could grow palms until maturity,
when they could then be transplanted to locations
along Boulevard 111. This would provide a green edge
to this side of the Downtown area, as well as create a
lush-looking oasis that people would arrive into as they descended the Golf Center bridge from the east.

A component of this nursery could be the inclusion of
a juice and food stand beside Indio Boulevard, shaded
by palm trees and providing a lush hangout spot in this seldom appreciated part of town. Such roadside stands
were a hallmark of Indio and the Coachella Valley into
the 1960s, and could help reestablish the Corridor as an authentic, uniquely Indio place rather than just one more big arterial street.

Golf Center Parkway

2.3.3 - East Corridor

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Commercial Infill Commercial Infill - Adaptive Reuse
Existing Local Business
Commercial Infill - Adaptive Reuse Commercial Infill - Adaptive Reuse D. Support and Evolve Existing
Business
Another idea illustrated in the plan on the previous page is the addition of a small triangular park that could attract people to nearby businesses. Amenities such as this, as well as the recommended palm nursery, can help revive
interest and spur investment in this quiet area, which
may change the current market. Such improvements are
quite literally the “green shoots” that provide evidence of new life in a place very much in need of such. New
investment could take many forms, including new
infill development, facelifts and upgrades to existing
businesses, and adaptive reuse of some properties, as
illustrated on the following page.

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Downtown Supportive Infill Area Calhoun St
Date Ave
Indio Blvd
Boulevard 111
E. Workplace & Live / Work
District
The existing light industrial area along Indio Boulevard and Old California 86 presents a clear opportunity to
create an new form of employment district, building on
existing businesses and the areas simple, rough-aroundthe-edges workplace design character.

By adapting existing buildings, inserting new affordable and live/work units, and creating a few attractive
public gathering spaces, this area could be rebranded
to attract industries and workers that Indio does not
currently have. Existing warehouses can be repurposed
as maker spaces, workshops, software studios and
shared-work spaces for an influx of new gig workers and entrepreneurs. Smaller buildings could be converted for neighborhood-serving commercial uses, providing locals
with locally-made goods.

Affordable apartments and live/work units may allow
workers and artists to live close to, or even above, their work places. Loft, workshops and other maker spaces
might pop up that use unexpected materials and colors
not usually seen in Indio. This could be the district for architectural experimentation, to create a uniquely
identifiable look that differentiates itself from the rest of town.

New greens spaces would make perfect places for
weekend markets where crafts people could sell the
things they made that week. Events like this would bring a vibrancy and energy not seen before in this section of Indio. An interesting example in a very different context might be the Funk Zone, established with simple, tactical improvements to an old industrial area near downtown
Santa Barbara, which is now a legitimate part of the draw for people to visit that famous downtown.

2.3.3 - East Corridor

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Corner Store
Maker Space
Artist Loft
Neighborhood Park
Neighborhood Serving Commercial
Should this district be identified with
creatives and crafts people, the district’s
retail and services could focus on meeting
primarily local needs with locally-made
products made by Indio’s residents.

New Work District Buildings
This area could become home to the new
breed of shared-work spaces, virtual or
delivery-only kitchens, or maker spaces.

Live / Work Housing Type
This may be the right location for Live/
Work buildings, where business owners
live above their shop or office. This could
prove to be a desirable unit type for all
types of entrepreneurs, from lawyers and
dentists to artists.

New Gathering Spaces
New green spaces are perfect spots
for farmer’s markets, arts fairs, and for
workers and residents to take a break from
daily life.

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DARDS & GUIDELINES
CHAPTER 3 | THE CODE
ADOPTION DRAFT | SEPTEMBER 2022 83
This Chapter Covers:

3.1 Introduction . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 84

3.2 Code Administration. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 86

3.3 Code Glossary. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 94

3.4 Regulatory Zones, Overlays & Subareas . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 98

3.5 Allowed Uses . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 108

3.6 Subdivision / Public Realm Completion . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 116

3.7 Public Realm Standards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 128

3.8 Building Placement and Access. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 164

3.9 Building Height. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 168

3.10 Facade and Frontages. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 170

3.11 Private Signage. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 192

3.12 Parking . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .208

3.13 Site Design . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 214

3.14 Interim Development in the MU-C Zone. . . . . . . . . . . . . . . . . . . . . . . . . . . . 228

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3.1.1 Introduction
The Indio 2040 General Plan (General Plan) is the policy document that provides an overall vision and policy
direction to support future development in the city of
Indio. The Land Use and Urban Design Element of the
General Plan defines a series of citywide “Place Types” that prescribe intended urban patterns for the built
enviornment for each part of the city (including private development and the design and organization of the
Public Realm).

Based on these Place Types, the General Plan describes a clear intention for the land included in this Highway 111 Corridor Specific Plan (111 CSP) to evolve into a complete, well-connected “seamless” urban environment of compact, walkable neighborhoods and mixed-use corridors, centers and districts. The General plan also prescribes that
this environment be organized around a complete and
human-scale Public Realm network of multi-modal streets, avenues and boulevards - lined by buildings with active ground-floor frontages - and a public open spaces that
weave through the city and provide a range of mobility
options.

3.1.2 Purpose & Intent
Chapter 2 “Placemaking Vision” - of this 111 CSP, expands upon the General Plan’s vision for the Highway 111 Corridor (the Corridor), describing and conceptually illustrating place-specific strategies for implementing the that vision over time. The Development Standards and Guidelines in
this Chapter (the Code) “reverse-engineer” that vision into clear metrics for all future private and public development and improvements to ensure that each new increment
of investment within the 111 CSP area contributes to the intended long-term outcomes.

3.1.3 Applicability
The following applicability statements apply to this
Chapter:

A. General Applicability. The Development Standards
within this Chapter apply to all proposed development
and/or improvements for all private parcels and public
lands identified within the boundaries of the 111 CSP,
as defined in Figure 3.4.1- Regulating Plan, and in Table

3.4-2 - Subareas by Parcel APN.

B. Replacement of Existing Zoning. This Chapter
replaces and supersedes any and all previous and
currently-adopted zoning regulations for all parcels
within the boundaries of the 111 CSP Plan area per the
requirements of Section 3.4, unless otherwise noted.

C. Relationship to Indio Municipal Code (ICM) and
Unified Development Code (UDC). This Chapter
relies on several existing procedural requirements
of the Indio Municipal Code (IMC) and/or Unified
Development Code (UDC), where noted. In cases
where this Chapter is silent, the requirements of
the IMC or UDC shall apply (as prescribed in those
documents). In cases where there is conflict between
the requirements of this Chapter and those of the
IMC or UDC, the requirements of this Chapter shall
supersede.

D. Existing Nonconforming Structures and Uses.

Permitted structures and uses that do not conform
to the standards of this Chapter on the date of its
adoption shall be deemed to be legal nonconforming.

While all additions and changes in use are subject
to all applicable standards within this Chapter, full
compliance shall be required of the whole parcel when
a total project valuation is greater than fifty percent of the current market value of all existing buildings or structures on the parcel. The provisions of the Indio
Unified Development Code (UDC) Section 6.07 shall
apply to all parcels within the Plan area.

E. Allowed Residential Densities & Commercial
FAR. The Development Standards in this 111 CSP
are “Form-Based” standards - which as the term
suggests, prioritizes regulating “building form” over
secondary (though related) factors such as building
use, residential density (DUA) and commercial floor
area ratio (FAR). Residental DUA and Commercial FAR
assumptions and allowances are defined by “Place
Type” in the General Plan, primarily for the purpose
of estimating development buildout scenarios studied
under the General Plan Environmental Impact Report
(GPEIR), which is the environmental document
that this 111 CSP has been shown to demonstrate
consistency with.

F. Director. Throughout this Chapter, “Director” means
the Community Development Director or their
designee;

3.1 | Introduction

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3.1.4 Chapter Structure
The following provides a brief overview of the overall
structure of this Chapter.

A. Section 3.1 | Introduction & General Provisions.

Section 3.1 introduces this Chapter (the “Code”)
defining the purpose, intent and applicability of the
Standards and Guidelines described herein, and
includes an illustrative guide / explanation of how
to use and apply this Code to a typical development
application.

B. Section 3.2 | Administration. Section 3.2 establishes the review processes for the types of permits
that may be applied for and issued for proposed
development and improvements within the 111 CSP,
and is applicable to all new development and/or
improvements within the 111 CSP area.

C. Section 3.3 | Code Glossary. Section 3.3 provides
definitions for specific terminology used in this
Chapter.

D. Section 3.4 | Establishment / Application of Zones.

Section 3.4 Identifies three new zones and two use
overlays that dictate private development standards
throughout the Code.

E. Section 3.5 | Allowed Uses. Provides a
comprehensive list of the allowed uses per regulatory
zone and overlay.

F. Section 3.6 | Subdivision, Connectivity & Public
Realm Completion Standards. Section 3.6 provides
standards and guidelines for required subdivision,
and connectivity through, large undeveloped/
underdeveloped portion of land throughout the
111 CSP, to ensure the completion of a connective,
walkable public realm network and urban block
structure into which new development may occur.

G. Section 3.7 | Public Realm Standards. Section

3.7 provides public realm design and configuration
standards and guidelines for new streets and
connections, public frontages (space between travel
lanes and front private property line), and public open spaces.

H. Section 3.8 | Building Placement and Access.

Section 3.8 provides standards and guidelines for the
appropriate placement and configuration of buildings
to ensure that the most active and human-occupied
spaces and uses of buildings front, activate, and take
access from the Public Realm, and that vehicular
access is taken from alleys or side streets.

I. Section 3.9 | Building Height. Section 3.9 provides
standards and guidelines for the vertical proportions
of buildings, including maximum height, floor to floor
height, and upper floor set backs, ground-floor /
“building base” proportions, etc. to ensure buildings
are appropriately-scaled to their location and context.

J. Section 3.10 | Facade and Frontages. Section 3.10
provides standards and guidelines to ensure that
large-scale (“block-form”) buildings, are modulated
into smaller “human-scale” increments and
compositions that result in dynamic and interesting
streetscapes, and buildings that are adaptable over
time to meet the varied needs of different tenants
and uses.

K. Section 3.11 | Private Signage. Section 3.11 provies standards and guidelines for the form and character
of a variety of private signage types that are allowed
within the 111 CSP area.

L. Section 3.12 | Parking. Section 3.12 provides
standards and guidelines, for the allowed placement
and configuration of on-site parking, as well as
minimum parking requirements for development
within the 111 CSP.

M. Section 3.13 | Site Design. Section 3.13 provides
standards and guidelines for a variety of site
design elements including utilities and mechanical
equipment, grading , site walls, lighting, landscaping
stormwater, and on-site open space.

N. Section 3.14 | Limited Uses in the MU-C Zone.

Section 3.14 provides standards and guidelines
for conditionally-approvable “Limited Uses” in the
MU-C zone - generally defined as uses providing
neighborhood-serving amenities, though in notably
“less urban” patterns than the intended and allowed
by MU-C Zone. A limited number of these can be
approved within the MU-C Zone (with numeric
“caps” defined in this section) to ensure that these
developments do not disrupt or impede the intended
long-term urban character and patterns of the
corridor.

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3.2.1 Intent & Applicability
To the extent possible, the administration of this code is intended to follow the same procedures and requirements as elsewhere in the City. Additional processes may be
defined herein with the intent of providing clear and
straightforward use of this Development Code that results in predictable outcomes consistent with the vision and goals of this Highway 111 Corridor Specific Plan (111 CSP).

3.2.2 Rules of Interpretation
The following general rules of interpretation apply to the text of this Chapter:

A. Definitions. Whenever a defined word appears in
this Chapter, its meaning is as set forth in Section 3.3 - Code Glossary. Words not defined in this Chapter are
interpreted in accord with their dictionary meaning
and customary usage. In cases of ambiguity, the
Director shall determine the appropriate meaning.

B. Illustrations. In case of any difference of meaning
or implication between the text of any provision and
any illustration or photograph, the text shall control, unless the intent of the standard is clearly otherwise.

C. Terminology. The terms “shall,” “will,” “must,” are
always prescriptive and not discretionary. “Should”
indicates a Guideline and is strongly recommended,
but not mandatory. “May” is permissive.

D. Director Interpretations. In cases of uncertainty
regarding the application of any of the Development
Standards within this Chapter, Director has the
authority to interpret any provision of this Code. If the Director determines that the meaning or applicability
of any Code requirement is subject to interpretation,
the Director may issue an official interpretation.

E. Planning Commission Interpretations. The Director
may refer any issue of interpretation to the Planning
Commission for their determination. Similarly, any
Director Interpretation of the Code may be appealed
to the Planning Commission in compliance with the
applicable requirements.

F. The Role of Design Guidelines in this Code. Design
guidelines are used throughout the Sections of
this Code (indicated by the term “Should”) to clarify
the intent of the subject in question. In all cases,
consistency with Design Guidelines may be used to
supplement findings of consistency with the vision
and intent of the 111 CSP during any discretionary
planning review and approval processes.

3.2.3 Deviation from Standards
A. Applicability. In some instances, it may be practical to deviate slightly from the prescribed Development
Standards of this Chapter while still meeting the
vision of the 111 CSP and the intent of the Code. As
part of project review, applicants may apply for a
Minor Exception Permit or Variance; a granted Minor
Exception or Variance shall supersede the otherwiserequired Development Standards in this Chapter.

B. Minor Exceptions. The Director shall have the authority to grant minor exceptions to the any standard listed in Table 3.2-1, up to the extent specified, provided the
Required Findings associated with that exception are
made to the satisfaction of the Director.

C. Variances. All requested Variances shall be processed per the provisions of the IMC § 159.780 through §
159.793.

D. Additional Required Findings for Minor Exceptions
and Variances. In addition to all required findings
for Minor Exceptions, as specified in Table 3.2-1, and
for Variances as specified in the IMC § 159.786, the
following findings shall be required for all approvals:

1. Consistency with Intent of Standards &
Guidelines. The overall intent of the development
standard and supplemental design guidelines is
still being met, to the satisfaction of the Reviewing
Authority, and;

2. Consistency with Goals and Vision of 111 CSP. The
project contributes to the overall goals and vision
for the 111 Corridor as described in Chapters 1 and
2 of this 111 CSP, to the satisfaction of the Reviewing Authority.

3.2 | Code Administration

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Table 3.2-1 | Minor Exceptions from Development Standards § Standard Max. Deviation from
Numeric Standard Required Finding(s)

3.6 Subdivision, Connectivity, and Public Realm Completion Alignment of new connections Figure

3.6-1 and Table 3.6-2
10%
• Adjustment to any dimensional standard is needed to accomodate the intended connectivity defined in Figure 3.6-1.
• The adjustment does not impede the ability of the applicant—or the ability of a neighborhood property to be developed in the future—to line and front the connection with buildings.

Max Block Sizes per Table 3.6-3 10% • Additional block perimeter and/or facade length is warranted based on existing site constraints.

3.7 Public Realm Standards
All numeric Standards in Section 3.7
20%
• The deviation from the standard meets the approval of the City Engineer. • Deviations in travel lane widths are not permitted unless required by the City Engineer.

3.8 Buildings Placement & Access
Front Street and Side Street Build-To
Ranges (Table 3.8-1) 20% • The building(s) help(s) define and provide appropriate enclosure to the public realm. • The design is harmonious with the existing built context. • The portion of the Build-To Range which is not built out is a meaningfulydesigned, useful and beautiful space rather than unsightly leftover space. • Rear setbacks with alleys provide adequate space for any required trash, fire, or utilities access.

Min. Front Street and Side Street
Buildout percentages (Table 3.8-1) 15%
Building Length maximum (Table 3.8-1) 10%
All other numeric standards in Section

3.8 10%
Minimum separation between multiple
buildings on a single lot (Table 3.8-1) 20% • Where fire access is required, separation meets fire code and the discretion of local fire official.

3.9 Buildings Height
All numeric Standards in Table 3.9-1
20%
• Additional height and/or massing is adequately mitigated through excellence in design which clearly meets the intent for the Plan Area as described in Chapter 2 of this Specific Plan.
• Floor-to-ceiling height is not less than 8 feet.

Zone transitions distance (§ 3.9.B.2) 20% • Any building height transition is deemed by the Reviewing Authority to be sensitive to adjacent properties.

3.10 Facade and Frontages (3.10)
Massing Increment Standards (Table

3.10-1) 10% • High quality architectural design and materials used create enough visual interest to compensate for any dimensional deviations.

Fenestration Area (Table 3.10-2) 20% • Exceptional architectural style and quality of materials create visual interest that compensates for a lower amount of windows, doors, or entrance frequency. Frequency of entrances (Table 3.10-4) 20%
Shopfront requirement (§ 3.10.D.4.f) 20% • The ground floor is organized into a coherent rhythm of distinguishable bays, and the intent of an active & interesting ground floor environment is still met. Width of shopfront bay (§ 3.10.D.4.f) 20%

3.11 Private Signage
All numeric standards in Section 3.11
20%
• The sign is not auto-oriented in nature.
• The sign is appropriately scaled to the size of the building & business. • The sign enhances the aesthetic quality of the public realm.

Table continued on next page >>>

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S
§ Standard Max. Deviation from
Numeric Standard Required Finding(s)

3.12 Parking
Parking lining (3.12.C.1)
20%
• The architectural quality of the structure maintains a similar level of detail and pattern of openings as other buildings in the vicinity. • The design of the structure does not look like a garage from the primary street.
• A 5-foot setback is provided, within which is landscaping of the same quality as elsewhere on the property.

3.13 Site Design
Fence & wall height (3.13.C.3)
20%
• Any additional wall height is warranted to provide appropriate privacy to the space it is enclosing, due to a unique site condition (i.e. space is highly exposed or adjacent an undesirable site condition outside of developer's control).
• Decreased wall height is warranted if a landscaping feature provides the desired privacy.
• The enclosed space provides adequate visibility to the public realm ("eyes on street").
• Architectural style is consistent with the design of the building and/or the public space it is enclosing; strong landscaping is provided between wall and sidewalk.

3.14 Limited uses in the MU-C Zone
All numerical Standards in Section 3.14
10%
• The high quality of the architectural/landscape design and the materials used create enough visual interest to compensate for any dimensional deviations. • Privacy requirements are adequately balanced with visual safety needs. • The quality of pedestrian-oriented public space is not being sacrificed for automobile-friendly convenience.
• Sidewalks are a minimum of 6 (six) feet in width.
• Parking lot entry/exits are a maximum of 24 (twenty-four) feet in width.

Table 3.2-1 | Minor Exceptions from Development Standards (continued)

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A. Intent. This section is intended to provide for a
straightforward and predictable review process for new
development within the 111 CSP area, delegating most
review and approval authority to the administrative
level based on the clear and objective development
standards and guidelines in this Chapter.

B. Applicability. This section identifies the review and decision-making bodies for permit types that may be
applied for and issued for proposed development and
improvements within the 111 CSP, and is applicable to
all new development and/or improvements within the
111 CSP area. These include:

1. Planning Review (PR) Permits. Three types of PRP
Permits are identified based on level of authority
required for approval; Building Permits may be issued
by Planning Staff; “Minor (Administrative) PRPs” may
only be issued by the Director (or higher authority),
and “Major PRPs” may only be issued by the Planning
Commission (or higher authority).

2. Master Planned Development (MPD) Permit. As
noted in Table 3-2-2, a “Master” Planned Development
(PDP) Permit shall be required for the following:
i. Any new development within the Master
Planned Development (MPD) Overlay, as
mapped in Figure 3.2-1, OR;
ii. Any proposed development on a site larger than
4-acres in size.

An issued MPD shall represent approval of a
Master Site Regulating Plan only, and approval of
additional PR Permit(s) shall be required prior to any
development, per the requirements of Table 3.2-2.

Terminology Note. All approved MPD Permits under
the 111 CSP shall be issued as a “Planned Development
Permit” for which the applicable project review fees
under the City’s prevailing fee schedule shall apply.

C. Review Authority. As required in Table 3.2-2, planning entitlements shall be processed for review and
approval by the identified reviewing authority. As also noted in Table 3.2-2 and described in Section 3.2.5,
most decisions may be appealed to the “next Review
Authority” in the following hierarchy (from lowest
to highest authority level): Planning Staff; Director;
Planning Commission; City Council, as defined in
Section 6.02 of the Indio Unified Development Code
(UDC). For any planning entitlements not summarized
in Table 3.2.2, the provisions of UDC Section 6.02.04
shall apply.

D. Project Review Fee. All planning entitlements shall be subject the City’s adopted Permit & Fee Schedule.

E. Permit Application Requirements. Applications
for all Permits identified in Table 3.2-2 shall be made on forms prescribed by the Director and include all
applicabe submittal items required the Indio Municipal
Code (IMC § 159.721). As needed, the Director may
require the applicant to provide other supporting data.

The Director shall not accept an application unless it is accompanied by the application fee set by resolution of the city council.

The following application requirements apply to DDR
and MSP Permit applications respectively:

1. Planning Review (PR) Permit Applications. In addition to all applicable submittal items required by the Indio Municipal Code (IMC § 159.721), all PRP applications for properties within the 111 CSP shall include the additional submittal items listed in Table 3.2-3.

2. Master Planned Development (MPD) Permit
Applications. In addition to all applicable submittal
items that are required for Planning Review applications described above, all MPD applications for properties
within the 111 CSP shall include the additional submittal items listed in Table 3.2-3. Major elements of the MPD
Permit submittal include:
i. Subarea Master Public Realm & Connectivity
Plan (SMPRCP): The SMPRCP documents how
future connectivity, subdivision, block size and
configuration, and public realm requirements for
the entire Subarea the applicant’s development site
is within (per the requirements of Sections 3.6 & 3.7)
will be accomodated, and in no way impeded, by the
proposed Master Planned Development. All MPD
permit applicants will be required to submit either a
new Subarea Master Public Realm & Connectivity Plan
(SMPRCP) - if the first MPD Permit applicant within a
Subarea, or, show consistency with or apply for an
amendment to existing SMPRCP.
ii.Master Site Regulating Plan (MSRP): The MSRP
documents application of Regulatory Zones and
Overlays onto the applicant’s development site per
the requirements of Section 3.4.

In addition to MPD Permit approval, applicants must also apply and receive approval of PR Permit(s) prior to the development of any individual parcel or building part of the Planned Master Development.

3.2.4 Development Review & Permitting

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Planning Entitlements / Project Type Permit
Required
Planning
Staff Director1 Planning Commission
New sign(s) (not including Pylon and Roof Signs) BP Decision - - New Pylon or Roof sign(s) Major DDR - Recommend Decision2 Change of sign copy BP Decision - -
Site improvements (lighting, landscaping, parking, etc.) BP Decision - - Building improvements (façade, doors, windows, roofing, gutters, screening, repainting/change of exterior finish) BP Decision - - Building Addition of ≤ 500 s.f. BP Decision - -
Building Addition of > 500 s.f. Minor PRP Recommend Decision2 - New Single-Family Detached House, Outbuilding, or
Accessory Dwelling Unit (ADU)
Admin Planning
Review Recommend Decision2 -
New “House-form Multifamily” (duplex, triplex, quadplex) Admin Planning Review Recommend Decision2 -
Administrative Use Permits - See Section 3.5 AUP Recommend Decision2 - Conditional Use Permits - See Section 3.5 CUP Recommend Recommend Decision2 “Limited Uses” as defined in Section 3.14 Major PRP Recommend Recommend Decision2 New Buildings larger than 10,000 s.f. Major PRP Recommend Recommend Decision2 Development of any site 4 acres or larger MPD / (PDP) Recommend Recommend Decision2 Development of any site within the Master Planned
Development (MPD) Overlay (See Figure 3.4-1) MPD / (PDP) Recommend Recommend Decision2 Up to 20% deviation from any standard Admin
Variance3 Recommend Decision2 -
Allowed Variance from any standard Variance3 Recommend Recommend Decision2 Key
BP Building Permit
Minor PRP Minor (Administrative) Planning Review Permit Major PRP Major Planning Review Permit
MPD / (PDP) “Master” Planned Development Permit
(Issued as “Planned Development Permit”)
Notes
¹ The Community Development Director
² Decision is appealable by the next Review Authority
3 Per the Requirements of Section 3.2.3
Table 3.2-2 | Summary of Permit Types and Review Authorities F. Required Findings. In addition to the Permit Application Requirements listed above, the following findings shall be required for any issued Permits described herein:

1. Consistency Standards & Guidelines. Application
demonstrates compliance with all relevant Development
Standards and Guidelines in this Chapter, or demonstrates consistency with the intent thereof if applying for a Minor Exception or Variance as defined in Section 3.2.3, to the satisfaction of the Reviewing Authority;

2. Consistency with Goals and Vision of 111 CSP. The
project contributes to the overall goals and vision for the 111 Corridor as described in Chapters 1 and 2 of this 111 CSP, to the satisfaction of the Reviewing Authority;

3. Consistency with CEQA. The project complies with
all applicable mitigation measures contained in the
GPEIR, Mitigation and Monitoring Program, and other
applicable environmental documents. The applicant
will be required to demonstrate consistency that shall
be processed under the provisions of Section 15183 of
the CEQA Guidelines;

4. Consistency with all other Conditions of Approval.

The project complies with any conditions imposed
through any existing Master Site Plan, Master
Connectivity Plan, Subdivision, and land use and/or
design review approval(s);

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Project / Permit Type Additional Required Submittal Items Major Planning Review (PR)
Permits:

Applies To:
• New Construction of Buildings
larger than 10,000 S.F.
• Limited Uses (per Section 3.14)
A set of plans that demonstrate how all requirements this code that are applicable to the project are met. This includes, but is not limited to:
• Site and Landsape Plans which show:
• How the proposed development either completes, supports, or in no way impedes, any / all future connectivity requirements per Section 3.6.D. • Proposed design of all required public improvements, per the requirements of Sections 3.6 and 3.7 and Master Plan of Arterial Streets1; • Locations and proposed design of any non-building private signage elements, per the requirements of Section 3.11
• Building Plans which show:
• Building footprint(s) and floorplans which identify primary frontages and building entries, per the requirements of Section 3.8 and/or Section 3.14 - Limited Uses (if applicable)
• All elevation drawings of Building Facades along Primary Frontages, per the requirements of Section 3.9.
• Rooftop Mechanical Screening Plan (when applicable)
• Locations of all other on-site utilities, per the requirements of Section 3.13.B.

Master Planned Development
(MPD) Permit
Applies To:
• All parcels within the Master
Planned Design Overlay - See
Figure 3.4.1 - Regulating Plan.
• Any site greater than 4 acres
(Requiring subdivision, per the
requirements of Section 3.6.B)
A set of dimensioned, schematic-level site plans that demonstrate compliance with the requirements of Sections 3.4, 3.6 and 3.7 (Subdivision and Public Realm Completion) is met, along with all other requirements of this code that are applicable to the proposed project. This includes, but is not limited to:
• Subarea Master Public Realm & Connectivity Plan which shows:
• the proposed organization of land into blocks and publicly accessible connections1, per the connectivity and block size/configuration requirements of Section 3.6
• schematic-level designs for all streets, open spaces, and public frontages (sidewalks, parkway landscaping, and public furniture, fixtures, & amenities) per the requirements of Section 3.7 and Master Plan of Arterial Streets1; • Master Site Regulating Plan which shows:
• Proposed application of Regulatory Zones and Overlays onto the proposed development parcel(s), per the requirements of Section 3.4; • Phasing Plan(s) which:
• demonstrate how the subject development will facilitate the orderly build-out of the master plan area based upon economic conditions; • provide for infrastructure improvements to meet the needs of each phase of development.
• Preliminary District Management Plans: If the proposed master development will involve shared/managed resources - such as a shared parking district, a shared maintenance and improvement district, a stormwater drainage and management district etc., the application shall include preliminary (schematic-level) details of those programs, which may be included as binding conditions of the approved Master Planned Development Permit at the discretion of the approving body.

Table 3.2-3 | Project-Specific Submittal Items
Notes
¹ If applicable at the time of application. See Chapter 4 - Strategy 4.4.1 for additional information. 2 Required connections shall be “Publicly Accessible” - but do not require dedication of Public R.O.W.

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A. Applicability. This section outlines the design review, approval, and appeal processes for “Major” Planning
Review (PR) Permits and Master Planned Development
(MPD) Permits sought under this 111 CSP, as identified in Table . For Common Procedures and processes related to
all other land use and development activities - including projects seeking ministerial approval under the “State
Streamlined Ministerial Approval Process”, the provisions and processes of Article 6 of the Unified Development
Code (UDC) shall apply, as determined by the Director.

B. Development Review Process for “Major” Planning
Review (PR) and Master Planned Development (MPD)
Permits. All applications shall be reviewed for consistency with the intent and regulations of this 111 CSP per
the Required Findings of Section 3.2.4.F, and be either approved, approved with conditions, or denied by the
approving authority. The following process shall apply:

1. Pre-Application Conference / Review. Prior to
submitting a formal application, all applicants may
request a Pre-Application Conference / Review
with the Director (or City representative) to better
aquaint themselves with the vision, requirements and
development standards of the 111 CSP for their site. See UDC Section 6.03.04 for a full description of this process and its requirements.

2. Permit Application. The applicant shall submit their formal application to the City, per the requirements of Section 3.2.4.E along with a brief written summary of
how the proposed project meets the objective standards
of this chapter, or if requesting a variance or exception, how the proposed project is consistent with the intent
of the standards along with supporting findings for
any anticipated deviations that will be sought, per the Required Findings identified in Table 3.2-1.

3. Completeness Review / Written Notification. The
Director (or City representative) shall determine whether an application is complete within 30 days of the date the application is filed with the required fee. The Director shall notify the applicant in writing of the determination that either all submittal requirements have been satisfied and the application is complete or that additional
information is necessary and the application is deemed
“incomplete”. When an application is determined to be
complete, the Director shall make a record of that date.

4. Incomplete Application. If an application is
incomplete, the Director shall provide written
notification to the applicant listing the applications
for permit(s), forms, information, and any additional
fees that are necessary to complete the application.
• Submittal of Additional Information. The
applicant shall provide the additional information
within the time limit specified by the Director,
which shall be no later than 30 days. The Director
may grant one extension of up to 90 days.
• Resubmittal Review. Upon receipt and
resubmittal of any incomplete application, a new
30-calendar day period shall begin during which
the Director shall determine the completeness of
the application.
• Expiration of Application. If an applicant fails
to correct the specified deficiencies within the
specified time limit, the application shall expire
and be deemed withdrawn. Unexpended fees, as
determined by the Director, will be returned to the
applicant. After the expiration of an application,
project review shall require the submittal of a new,
complete application, along with all required fees.

5. Referral of Application. At the discretion of the
Director, or where otherwise required by this
section, state or federal law, any application filed
in compliance with this Code may be referred to
any City department or public agency that may be
affected by or have an interest in the proposed land
use activity.

6. Planning Commission Design Review. For any
application requiring Planning Commission Review
and Decisions, the director shall agendize the
application no later than 90 calendar days from
the date that the application is deemed complete,
provided that the Director shall have the discretion
to establish an alternative processing timeline
following notice and consultation with the applicant.

7. Recommendation for Approval. If the application
is consistent with all applicable standards of this
Code and if applicable, the required findings listed
in Table 3.2-1, the approving authority shall either
approve the application, or approve the application
with conditions.

3.2.5 Development Review Process

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3.2.6 Existing Development
Agreements
A. Applicability. Prior to the adoption of this 111
CSP, the City of Indio has entered into a binding
development agreement with HCL Indio
Development, LLC, for the redevelopment
Indio Grand Marketplace and surrounding area
on an approximately 35.14 acre site in Subarea
18 of the 111 CSP (See Figure 3.4-1 and Table

3.4-2). Details of this development agreement,
including the acquisition of 15.35 acres of Cityowned land immediatly south of the Indio Marketplace, are provided in Appendix B.

All development and improvements associated
with this development application shall be
subject to all of the standards and requirements
of this Highway 111 Corridor Specific Plan.

8. Denial. If the application is not consistent with all applicable standards and required findings, and if after making the applicant aware of the inconsistencies, the applicant does not revise the application, the approving authority shall deny the application and provide written documetation of the reasons for denial.

9. Notice of Decision. A written decision shall be issued for each application. Not later than 10 business days after issuing a decision, the Director shall mail a copy of the decision to the applicant at the address appearing on the application.

10. Review of Decision. Within 10 business days of the date that the decision is mailed to the applicant, the applicant or any owner of property or a business located within 300 feet of the project site may request that the next level of authority review the decision by filing a written request that specifies the grounds for review and the modification requested. The request must be filed within 10 days of the decision and be accompanied by the review fee set by resolution of the City Council.

11. Effective Date of Decision. Decisions are effective on issuance; provided, however, that if a request for review is filed as described above, the decision shall be stayed pending the decision.

12. Review of Decision. If the decision is reviewed by the next level of authority, after conducting the review, the decision of the approving authority shall be final and may not be appealed.

13. Modification to Approvals. Modifications to any entitlement shall be subject to the procedures set forth in the UDC Section 6.03.16.

C. Timing. All applications packages shall be receive a Notice of Decision within 90 calendar days from the date that the application is deemed complete, provided that the Director shall have the discretion to establish an alternative processing timeline following notice and consultation with the applicant.

D. Administrative and Ministerial Planning Review.

Administrative and Ministerial Planning Review shall be conducted per the procedures set forth in the UDC Section

6.04.04, subsections C,D,E,G.

E. Use Permits. All use permit and approval process shall be in accordance with the procedures set forth in the UDC Section

6.04.04. F. Appeals. Any action by the Director or Planning Commission in the administration or enforcement of the provisions of this Code may be appealed in accordance with the procedures set forth in the UDC Section 6.03.13.

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3.3 | Code Glossary
This section provides definitions for terms found herein that are technical in nature or that otherwise may not
reflect a common usage of the term.

Alley: A narrow service street which provides secondary access to all lots within a block. Driveways, parking
aisles, and fire lanes are not alleys.

Arbor (entrance arbor): A wooden structure that is
intended to define an entrance into an on-site outdoor
space, such as a front yard or parking lot.

Arcade: A façade with a ground floor colonnade
supporting the upper stories of the building, intended
to provide shade, glare control, and weather protection.

Bay: A facade division comprised of groupings of
vertically aligned facade elements, such as shopfronts, windows, awnings, and wall materials that are stacked
one above the other. Bays can be differentiated from
one another by changes in material, color, and/or use
of architectural elements such as pilasters.

Bay Window: A window or series of windows projecting
from the exterior wall of a building and forming
an extension, or bay, of the room. Subject to the
requirements of the regulating zone, bay windows may
encroach into the setback or public right-of-way.

Block: A aggregation of lots which are bound on all sides by streets, paseos, or open spaces. Block dimensions
are measured along private property lines.

Building Base: The lowermost portion of a building
facade that is distinctly differentiated from upper
floors or upper wall surfaces. The base of mixed-use
buildings consists of the ground floor or, for taller
buildings, an ensemble of the first two floors. The base of multi-family or office buildings can consist of the
entire ground floor or a low band (three to four feet
high) comprised of different materials or colors than
upper wall surfaces.

Building Improvements: Building improvements
include work that is typical of regular maintenance and upkeep. This may include changes to the exterior, but is limited to work that does not alter the general character Building Length: The length of the building as
measured parallel to the front property line.

Build-to range: The space between the two conceptual
lines that are parallel to a front or side-street property line within which which must be specified percentage of the building face.

Buildout, Frontage: Refers to the requirement for a
specified percentage of the front or side building face to meet the build-to line. Applicable along streets and public open spaces.

Carless Street: A pedestrian-oriented public
thoroughfare that excludes automobile access.

Chamfered corner: A bevel where two perpendicular
building faces meet, resulting in a third face that is
oriented at a 45-degree angle in relation to the other two faces. Chamfered corners are well-suited for buildings
located on corner lots and for accommodating primary
building entrances.

Close: A dead-end street which contains a landscaped
center median. Rather than having a turnaround bulb
at its terminus, a close maintains a consistent width
along its entire length.

Constrained Site Edges: The limits of a development
site located adjacent to lots or parcels occupied by
existing buildings, neighborhoods, parks, etc., which
may limit new development on the site in terms of street network completion, access, uses, building height and/
or building types.

Court: A semi-public, shared open space within a lot, for use by more than one resident or commercial tenant.

Courts generally provide visitor access from the street to dwellings, retail or office spaces, and/or buildings within the lot that lack direct access from the street. The degree of enclosure or openness of the court may vary,
as per the requirements of each zone and the design
intent of the project designer.

Design Site: An area of land that is dimensioned and
drawn to the standards for a specific building type
for the purpose of demonstrating conformance to
standards that relate to lot lines or area.

Design Speed: The target speed at which drivers are
intended to travel on a street.

Director: The Director of Community Development, or
designee.

Drive Aisle: A vehicular lane within a parking lot that provides access to the individual parking spaces.

Driveway: A vehicular lane within a lot that leads to onsite parking.

Encroachment: Any structure extending into a required
setback area.

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Façade: The exterior wall of a building adjacent to a
street or public open space.

Façade increment. A complete façade composition
that is visually distinguished from an adjacent façade
composition of the same building.

Fenestration: Transparent glass openings in a building
face.

Fire Lane: An on-site right of way required by the Fire Marshal for the access of emergency vehicles.

Flag Lot: A lot where the bulk of the land area is behind one or more lots with narrow strip of land reaching to
the street between neighboring lots.

Forecourt: An extension of the public realm into a lot, wherein the space is defined on three sides by building faces (unless located on a corner lot, in which case it might be defined on two sides).

Frontage, Private: The building façade and the area
between the building façade and any property line
along a street or public open space. See Section 2.7.

Frontage, Public: The area between any street-adjacent
property line and the first travel lane in the roadway.

Gallery: A ground-floor colonnade that supports a
shed roof or deck that covers the sidewalk, intended to provide shade, glare control, and weather protection.

Green: A publicly accessible open space located at
the intersection of at least two streets that is spatially defined by building frontages, either directly abutting the green or located directly across the street form the green. Ranging in size from one-half (1/2) acre to two
(2) acres, greens are landscaped with paths, lawns, and trees and accommodate unstructured recreation and
civic activities,
Ground Floor: The floor of a building located nearest
to the level of the existing grade around the building.

Half-Story: The uppermost story of a building in which
the sloping roof forms the walls. These are often lighted by dormer windows and include knee walls under roof
slopes.

Height, Building: The height of a building as measured
from the finished grade at any property line along the
street up to the referenced building element.

Limited Use: A development that provides
neighborhood-serving amenities (including jobcreation) along the corridor, but that does not meet all of the form-based standards of the MU-C Zone. May
be considered a impermanent use of the land until it is redeveloped to its highest allowed density.

Loggia: A colonnaded or arcaded space within the body
of a building but open to the air on one side, traditonally located at an upper story overlooking an open court.

Loggias provide private open space and also can be
used to articulate the building facade.

Lot: A portion of land delineated from others to host an allowed development. For the purpose of this code, lot
is synonymous with “property” or “design site.”
Lot Line: A front, side or rear of a lot. For the purpose of this code, lot line is synonymous with property line.

Massing (or Facade) Increment: Segment of a long
building facade that has been divided into smaller,
visually discrete design compositions that extend from
the ground floor to the top of the facade. Individual
massing increment designs may incoprarte multiple
bays as well as various architectural elements, such as balconies, bay windows, projecting rooms, loggias, and
trellises, to articulate the increment and to distinguish individual increments from one another.

Master Planned Development: A property
development, approved by a local zoning authority,
consisting of a single large lot or parcel, or a combination of abutting lots or parcels, with common access,
parking, amenities, landscaped areas, and signage.

Midblock Paseo: A Paseo that bisects an urban block
connecting from one publicly accessible street to
another.

Mini Park: A small, focused open space up to a quarter
(1/4) acre in size that accommodates informal seating
areas, playground equipment, informal athletic courts,
and/or water features.

Neighborhood Park: The largest public open space
type within a community, ranging in size from two (2)
to ten (10) acres in area, and used for informal and/
or structured recreation, including organized athletic
competition. Landscaping consists of paths, lawns,
and ample shade trees. Amenities include restroom
buildings, community centers and gyms, athletic courts
and fields, playground equipment, and water ponds
and features. Neighborhood parks are spatially defined
by building frontages, whether located adjacent to or
across the street from the neighborhood park. Where

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3.3 | Code Glossary (continued)
buildings are not present, neighborhood parks may be
defined by trees and landscaping.

Outbuilding: A rear building on the same property but
separate from, and smaller in scale than the building
which contains the primary use of the site.

Oversized Partial Block: A partial block whose size
will result in atypically large lots for development. See Partial Block.

Partial Block: An area of land that is either too small or is too constrained for the development of a complete
block. Partial blocks that abut (constrained) by existing development should be platted to front onto a street
and back up to adjacent neighboring developments.

See Block and Constrained Site Edges.

Passage. An on-site pedestrian path. Similar to a Paseo, but may not go all the way through a block.

Paseo. A pedestrian path that provides a connection
from one right of way or public open space to another.

They may be privately maintained or dedicated to the
City.

Parking Court: A public space between buildings (or a
forecourt) designed to provide surface parking.

Parking Management Plan: An application package
that includes site plan(s) and table(s) that demonstrates compliance with the parking requirements of this code
and of Chapter 16, Article X, Division 4 of the OCC. Parking Management Plans shall be submitted, considered, and
either approved, approved with conditions, or denied
together with a SUP or DDRP.

Pergola. A wooden structure that is intended to either
provide a small area of shade or define an entrance
into an on-site outdoor space, such as a front yard or
parking lot.

Pier, Shopfront: The vertical elements on either side of a shopfront bay.

Place Types: A classification of urban environment
according to streetscape and building character with
attributes such as building placement, building height, building frontage, land use, density, and streetscape
design.

Plaza: An open space located at the intersection
of important streets that is available for civic and
commercial activities such as farmers’ markets, music
concerts, and art fairs. Ranging in size from one-half
(1/2) acre to two (2) acres, a plaza is spatially defined by the buildings that front it and its landscape typically consists primarily of pavement and formally arranged
shade trees. Amenities can include fountains and food
kiosks.

Primary Access: The principal or most-important
means of approaching and entering a building or
property.

Primary Building: A building situated towards the
adjacent street or public open space that accommodates
the primary use of the site. This is distinguished from an outbuilding, which is ancillary in use and form, and sits near the rear of the site.

Primary entrances: Typically referring to front doors,
and may include direct access into a ground floor
residential unit or nonresidential space, into a common lobby, or into a zaguan that leads to a court.

Primary Frontage: The principal or most-important
building facade and associated private frontages of
a property that are located adjacent to and facing a
Primary Street. Also see Frontage, Private.

Primary Street: The street where the highest level
of vehicular and/or pedestrian activity is anticipated, relative to the other streets immediately around it. It also generally is the street where the building’s primary address is assigned.

Privacy Windows: Windows which are either opaque
and unopenable or which begin at least 6 feet from the
floor.

Public Open Space: Off-street outdoor space that is
either owned by the City and intended for public use, or is on a private parcel, immediately adjacent to a right of way, and functions as a public space.

Public Realm: All publicly owned and publicly accessible streets, sidewalks, pathways, paseos, passages, alleys, open spaces (such as neighborhood parks, plazas, and
greens) and civic and public buildings (such as City Hall, public libraries, and neighborhood community centers).

The public realm is the space between privately owned
buildings and is where people travel from one place to
another and interact with one another.

Public Realm Extension: Privately-owned, semiprivate, common open space on a property that provides access to residential units or commercial
spaces from adjacent sidewalks. Examples of public
realm extensions include forecourts, internal courts,
paseos, passages, and sideyards.

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Publicly Accessible: Open spaces or streets that
are open / available to the public. Whether publicly
or privately owned, publicly accessible streets are
generally available during all times, where as open
space availability may be limited to certain times of the day.

Regulation Plan: A zoning map that shows the
zones, overlays, special districts, streets, and required intersections subject to regulation by the Design and
Development Standards in this chapter.

Retail Ready Unit: (Syn. Flex Unit) A Ground floor
residential or office unit with a shopfront frontage that is designed to be easily convertible to a retail/service use. This entails high ceilings and an access design that does not preclude future commercial ADA compliance.

Rosewalk: A wide paseo with residential frontages on
either side.

Secondary Frontage: Only present on corner lots, this
frontage faces onto a Secondary Street.

Secondary Street: A street on which lower levels of
vehicular or pedestrian activity is anticipated, relative to the nearby Primary Street it connects to.

Shopfront: A ground-floor frontage assembly that
includes an arrangement of large transparent windows
and a conspicuous entrance that leads directly into the unit. Shopfronts are spatially defined on either side by vertical elements called piers.

Side, Lot Line: Any property line that is shared with
a neighboring property when there is no public open
space between the two.

Sideyard: The portion of a parcel extending from the
front property line to the rear property line of the
parcel and between the side property line of the parcel and the closest side of the principal building. Sideyards may also be designed as public realm extensions that
provide access from the sidewalk to residential or
commercial units that face the sideyard.

Story height. The vertical distance from floor to ceiling.

For the topmost story, it is measured from the top of
the floor finish to the bottom of the ceiling joists or, where there is not a ceiling, to the bottom of the roof rafters.

Street: A right of way that is defined in Section 2.9.

Paseos, driveways, parking aisles, fire lanes, and alleys are not streets.

Street, Front: The side of the lot that is adjacent to a street. A property may have multiple fronts.

Street, Side: (Applicable only to corner lots). The side of the lot that is adjacent to a street or public open space that is not considered the front (see Street, Front).

Through lot: A lot which extends from one street
frontage to another, across the entire span of the block.

Trellis: A wood or metal frame that supports thin
overhead wooden or metal strips or latticework.

Trellises provide shade and can support climbing plants.

They may be free-standing or affixed to buildings
over balconies, porches, window and door openings,
pedestrian passages, or roof decks.

Zaguan: A covered, outdoor passageway leading from
a building’s primary entrance to a central patio or court.

Zaguans may also connect internal courts. The Zaguan
(both the term and the type) originated in houses found in Mexico and the southwestern U.S.

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1. Intent
To implement the intentions of the General Plan for the 111 Corridor Specific Plan (111 CSP) area, three new
regulatory Zones, two regulatory Overlays and 27 regulatory Subareas are established. Figure 3.4-1 provides a conceptual illustration of these new Regulatory Zones, Overlays and Subareas, applied onto a conceptual plan framework for
the 111 CSP area based on the rules for applying them to properties within the 111 CSP area, as established herein.

3.4 | Regulating Zones, Overlays & Subareas
A. Introduction
B. Establishment & Application of Regulatory Zones, Overlays & Subareas

2. Applicability
The Regulatory Zones and Overlays established in this
Section shall replace any and all current and prior zoning within the boundaries of the 111 CSP. The Regulatory
Subareas established in this section are referencd in this an other Sections of this Code. Requirements for the
application and mapping of these regulatory Zones, Overlays and Subareas within the 111 CSP are established herein.

Specific requirements of each regulatory zone and overlay are provided in the remaining Sections of this Code, and apply to all parcels within the 111 CSP area.

1. Establishment of Regulatory Zones and
Overlays
The following Regulatory Zones and Overlays are established in this by this 111 CSP:

1. Master Planned Design (MPD) Overlay. See Section

3.4.C.1

2. Mixed Use Corridor (MUC) Zone. See Section 3.4.C.2

3. Neighborhood General (NG) Zone. See Section 3.4.C.3

4. Neighborhood Low (NL) Zone. See Section 3.4.C.4.

5. Mixed-Use Center (MU-CTR) Overlay. See Section 3.4.C.5

6. Workplace/Employment (W/E) Overlay. See Section

3.4.C.6
An overview of these zones and overlays is provided in
Table 3.4-1, and additional details for each is provided in the subsections to follow.

2. Establishment of Regulatory Subareas
Table 3.4-2 establishes 27 Regulatory Subareas within the 111 CSP based on parcel APNs, as mapped on Figure 3.4-1 - Regulating Plan. These Subareas are regulatory and are referenced in this and other sections of this code, and shall be applicable to any and all Standards referencing them.

3. Application of Regulatory Zones and Overlays
Because significant amounts of land within the 111 CSP
area are currently vacant or underdeveloped and have not yet been organized into the connective network of blocks and streets prescribed by the General Plan, the regulatory zones and overlays established in this Section cannot in all cases, be practically assigned on a parcel-by-parcel basis until these large vacant and underdeveloped areas have
first been subdivided into smaller blocks and parcels.

Accordingly, the Master Planned Design (MPD) Overlay is mapped in Figure 3.4-1 - Regulating Plan onto areas within the 111 CSP where subdivision is required prior to the
application of new zoning, based on the subdivision and connectivity standards in Section 3.6 and based on the
requirements of Master Planned Development Permit process described in Section 3.2.5. Note: All zoning and public rightsof-way shown on underlying on parcels within the MPD Overlay are conceptual, to be made regulatory through an approved Master Planned Development Permit. Specific
requirements of the MPD Overlay are provided in Section

3.4.C.1 to follow.

Additionally, Sections 3.4.C.2 through 3.4.C.6 to follow, provide “Rules of Application” for each specified Zone or Overlay, which reference place-specific, and in some cases subarea-specific parameters and metrics for the mapping of the specified Zone or Overlay onto existing or newly formed parcels within the 111 CSP. Table 3.4-1 illustrates the conceptual application of new zones and overlays onto several large vacant and underdeveloped areas within the 111 CSP area based on the rules established in this Section.

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MU-C Zone
NG Zone
NL Zone
MU-Ctr Overlay
Mixed-Use Corridor (MU-C)
Zone
(See 3.4.C.2)
Neighborhood General (NG)
Zone
(See 3.4.C.3)
Neighborhood Low (NL)
Zone
(See 3.4.C.4)
Mixed-Use Center (MU-Ctr)
Retail-Ready Overlay
(See 3.4.C.5)
Workplace / Employment
(W/E) Use Overlay
(See 3.4.C.6)
Master Planned Design
Overlay
(See 3.4.C.1)
Urban Character Most urban zone; active, urban
Corridor / District environment.

Lively, walkable urban neighborhoods
well connected to the amenity-rich
111-Corridor.

Least urban zone; provides transition
to existing / adjacent single-family
neighborhoods.

Reserves space(s) for active
neighborhood-serving commercial
uses at key nodes and centers.

Reserves space(s) for lively
employment-generating uses within
the East Corridor Subarea.

Properties within this overlay
must apply regulatory
zones and overlays per the
requirements of the Master
Planned Development Permit
Process - See Section 3.2.5
and Section 3.4.C.1.

Public Realm
Network
Complete public realm network made
up of compact blocks and a variety of
community open-spaces.

Complete and compact network of
tree-lined neighborhood streets and
a variety of neighborhood-serving
open-spaces
Walkable network of quiet,
neighborhood streets, paseos and
parks, greens and gethering spaces.

As determined by MU-C Zone As determined by underlying Zone Building Form &
Pattern
Stong urban buildings (4-6+ story)
with tall ground floors and active
ground-floor frontages built at or
close to the back of sidewalk.
“Neighborhood-Scale” buildings (up
to 4 stories) with active ground-floor
frontages, built near the back of
sidewalk or behind shallow yards.
“House-Scale” buildings (up to 2.5
stories) with welcoming frontages,
build behind shallow yards, and
compatible with adjacant singlefamily neighborhoods.

Tall ground-floor spaces designed
for active commercial uses, but may
accomodate other uses in the nearterm.

As determined by underlying Zone
Primary Land Use(s)
Mixed-use and multifamily residential,
hotels and lodging, neighborhoodserving commercial, entertainment and employment-generating office.

Multifamily neighborhoods, with small
concentrations of neighborhoodserving commercial at key nodes/ activity centers.

Single family multifamily residential
only.

Prioritizes neighborhood-serving
ground-floor commercial at key
nodes/centers along the corridor.

Light-industrial / maker space,
creative office, auto-oriented uses;
Residential limited to work/live within
this overlay;
Location Required for Corridor-Adjacent Parcels Allowed wherever the MU-C and NL Zones are not required.

Required for Single-Family
Neighborhood Adjacent Parcels
Applicable to all full-movement
intersections along Highway 111 Applicable to Subarea 27 only Table 3.4-1 Regulating Zones at a Glance
Conceptual application of Regulatory Zones and Overlays onto vacant and underdeveloped land, and areas of anticipated redevelopment within the 111 CSP area, per the Rules of Application established in this Section.

100 | HIGHWAY 111 CORRIDOR SPECIFIC PLAN 100 CITY OF INDIO | 111 CORRIDOR SPECIFIC PLAN Figure 3.4-1 Regulating Plan
Legend (Figure 3.4-1 - Regulating Plan)
Subarea APN 1
600020022
600020021
600020023
600020007
600020016
600020006
2 600210001
600210002
3 600130009
600130010
600130021
600130006
4 600130011
600130022
5 600220023
600220022
600220021
600220004
600220005
600220006
6 600190002
600190001
600200001
600190007
Subarea APN
14 616120014
616120019
616120018
616120024
616120016
616101002
616051002
616051001
616051004
616120038
616101001
616101003
616120048
616051044
616120055
616120031
616051047
616120054
616120041
616120036
616120042
616120037
616062002
616062003
616062005
Subarea APN 6
600190004
600190003
600200003
600200005
600200004
600200007
600200006
600200008
600200002
600190005
600430007
600190008
600190009
600200012
600200010
600200014
600200013
600200009
7 600230003
600230002
600230009
600230001
600230004
600230005
Subarea APN
14 616062004
616061006
616061007
616061004
616061009
616061008
616061003
616061001
616061002
616061005
616061011
616061010
15 608230027
608230001
608230032
608230004
608230017
608230005
608231036
608230015
608230014
608230006
608230008
608230007
608230009
Subarea APN 7
600230006
600230007
600230008
600230011
600230012
8 600240001
600240002
600240017
600240013
600240021
600240016
600240005
600240020
600240010
9 616080003
616080002
616080036
616080006
616080001
616080004
616080037
616080038
616080042
Subarea APN
15 608230012
608230013
608230034
608230011
608230010
16 611420001
611420003
611110039
17 611420002
611110021
611110060
611110022
611110062
611110061
611110058
611110051
611110038
611110025
611110057
611110050
611110043
611110047
611110046
611110044
611110045
Subarea APN
10 616130034
616130035
11 616090009
616090004
616090008
12 616130003
616130008
616090005
616130005
616130004
616130006
616160020
616164059
616161001
616163036
616166069
616160039
616160036
616160037
616160038
13 616110006
616110007
616110005
616110008
Subarea APN
17 611110033
611110006
611110023
18 614020027
614020005
614020004
614020024
614020015
614030002
614020011
614020023
614020012
614020028
614020016
614020008
614020021
614020009
614020014
614020025
614020026
614020029
614100011
614090001
614101017
614101023
Subarea APN
13 616110003
616110004
616110002
616102003
616102004
616040001
616100008
616100010
616100009
616100015
616100013
616100011
616100012
616100006
616050006
616050005
616050001
616050002
616050003
616050004
616050007
616050008
616060003
616060006
616060002
Subarea APN
18 614101021
614101006
614101019
614101002
614101016
614101014
614101001
614100022
614101015
614100012
614100006
614100013
614101025
614100021
614101026
614100002
614101005
614101020
614101004
614101022
614101018
614100005
614101003
614101024
614090002
Master Planned Design Overlay
1 (See 3.4.B.1)
Mixed-Use Corridor Zone (See 3.4.B.2)
Neighborhood General Zone (See 3.4.B.3)
Neighborhood Low Zone (See 3.4.B.4)
Public & Institutional
2 (See UDC Chapter 2.05)
Mixed-Use Center Overlay (See 3.4.B.5)
Workplace Employment Overlay
3 (See 3.4.B.6)
Table 3.4-2 Subareas by Parcel APN
Notes:
[1] Underlying zoning shown in Figure 3.4-1 within the Master Planned Design Overlay is for illustrative purposes only. Actual Zones / Overlays shall be applied through Master Planned Development Permit Process, See Sections

3.2.5 (MPD Permit Process) & 3.6.B (Conectivity Standards). [2] All Development Regulations Provided by UDC Chapter 2.05. [3] W/E Overlay applies to all parcels in Subarea 27.
[4] Additional Full-Movement Intersections are required, per the requirements of Section 3.6.B.

Required Full-Movement Intersections
4 (See Section 3.6.B and Figure 3.6-1)

CHAPTER 3 | THE CODE
ADOPTION DRAFT | SEPTEMBER 2022 101
Table continued on next page >>>
B. Establishment & Application of Regulatory Zones, Overlays & Subareas (continued)
Subarea APN
18 614101028
614101007
614101027
614100023
614101030
614101032
614101033
614100003
614100008
614100009
614101008
614100020
614101037
614100024
614100018
614100007
614100019
614101012
614101010
614101039
614101013
614101011
614101036
614101035
614101031
Subarea APN
18 614101029
614101034
614100010
614101038
614100004
614101009
614100001
19 614031012
614031017
614031001
614031002
614031005
614031016
614031021
614031018
614031020
614031019
614031010
614031011
614091001
614091002
614091004
614091003
614091005
Subarea APN
20 611191001
611191019
611191003
611191025
611191020
611191026
611191021
611191022
611191010
611191004
611191023
611191011
611191012
611191015
611191013
611191018
611191017
611191014
611191016
611201002
611201005
611201003
611201006
611201004
The following general standards shall apply to the application of Regulatory Zones and Overlays within the 111 CSP Area:
a. The Master Planned Design (MPD) Overlay shall apply as mapped in Figure 3.4-1. The MPD Overlay may be mapped
in additional areas, as described in Section 3.4.C.1.
b. For all parcels or areas within the Master Planned Design Overlay, or requiring subdivision per the requirements
of Section 3.6.A.2, the MU-C, NG, and NL Zones shall be applied only to newly formed parcels defined through an approved Master Planned Development Permit (See Section

3.2.4), as required by the Specified Zone in Sections 3.4.C.2 through 3.4.C.6.
c. For all parcels or areas outside of the Master Planned Design Overlay and not requiring subdivision per the requirements of Section 3.6.A.2, the MU-C, NG, and NL Zones shall be applied as mapped in Figure 3.4-1.
d. The MU-Ctr Overlay shall be applied to the frontages of parcels where mapped in Figure 3.4-1, per the Rules of
Application described in Section 3.4.C.5.
e. The W/E Overlay shall be applied to all parcels
within Subarea 27, as mapped in Figure 3.4-1
f. Existing Public Facilities in Subareas 13, 15,
21, 22, 23 and 24 (Indio High School, Riverside
County facilities, shall remain zoned “Public and
Institutional (PI)” per the regulations of the Unified
Development Code (UDC) Chapter 2.05. At the
time of future redevelopment, these areas shall
apply new zoning through the Master Planned
Development Permit process in Section 3.2.5.

Subarea APN
20 611192018
611192008
611192007
611192006
611192020
611192019
611192001
611192002
611192014
611192015
611192004
611192016
611192005
611192013
611192003
611192017
611192021
611192009
611192010
611192022
611192023
611192012
611192011
611192024
Subarea APN
20 611202015
611202009
611202004
611202013
611202003
611202001
21 614040006
614040005
22 614040002
23 614050061
614050058
614050060
614050059
614060030
24 612020001
612020002
612030003
612020007
612020003
612020010
612040005
612032001
612040004
612040008
Subarea APN
24 612040001
612040009
612040003
612031001
612031003
612031005
612031006
612031002
612031004
25 611362021
611362022
611362010
611362023
611362009
611362008
611362045
611362006
611362007
611362020
611362019
611362018
611362031
611362030
611362011

Resolution No. 10326 adopting the Highway 111 Corridor Specific Plan and... Page 1402 of 1610 102 CITY OF INDIO | 111 CORRIDOR SPECIFIC PLAN

3.4.C.1 | Master Planned Design (MPD) Overlay
C. Regulatory Zones and Overlays: Summary, Rules of
Application and General Standdards
Table 3.4-2 Subareas by Parcel APN (continued from previous page) Subarea APN
25 611362015
611362025
611362016
611362014
611362046
611362024
611362038
611362047
611362029
611362028
611362017
611362049
611362048
611363007
611363006
611363008
611363005
611363004
611363039
611363009
Subarea APN
25 611363010
611363012
611363011
611363013
611363014
611363015
611363041
611363020
611363021
611363022
611363038
611363018
611363019
611363026
611363024
611363025
611363023
611363027
611363029
611363028
Subarea APN
25 611363031
611363040
611371030
611371029
611371031
611371003
611371001
611371002
611371008
611371006
611371005
611371004
611371007
611371011
611371026
611371028
611371027
611371016
611371017
611371018
Subarea APN
25 611371019
611371020
611371025
611371022
611371021
611371023
611372012
611372013
611372001
611372016
611372014
611372015
611372005
611372006
611372004
611372010
611372018
611372017
611373041
611373040
Subarea APN
25 611373035
611373036
611373031
26 611380022
611380013
611380014
27 612091002
612091008
612091003
612091009
612091005
612091004
612091010
612091007
612092002
612092001
612092005
612092006
612093003
612093002
Subarea APN
27 612093001
612093004
612093005
612093006
612100001
612100005
612100007
612100006
612100009
612100008
612100004
612110054
612101007
612101006
612101005
612110055
612120001
612120003
612120002

1. Intent & Applicability
The MPD Overlay defines specific parcels or areas within the 111 CSP area that due to their size and/or location, require an approved Master Planned Development Permit (See Section 3.2.5) to determine their subdivision and connectivity requirements prior to the application of zoning.

2. Rules of Application of the MPD Overlay
The MPD Overlay shall be applied based on the following standards:
a. The MPD Overlay shall apply to all parcels onto which the MPD Overlay is mapped in Figure 3.4-1.
b. Additional areas may be mapped with the MPD Overlay
at the discretion of the Director, for any proposed
development requiring subdivision, per the Standards
of Section 3.6.A.2.

Subsections 3.4.C.1 through 3.4.C.6, to follow, provide summaries of the intent and characteristics of each Regulatory Zone and Overlay, along with specific rules for applying these zones and overlays onto existing or newly formed parcels, standards for transitions between zones, and any additional requirements for each Zone/Overlay.

3. General Standards within the MPD Overlay
The following standards apply to all properties within an MPD Overlay:
a. All properties within a MPD Overlay shall be zoned
“Master Planned Design Overlay” until updated through
an approved Master Planned Development (MPD) Permit
as defined in Section 3.2.5. The following exception
applies:
• All parcels zoned Public & Institutional (PI) on Figure

3.4-1, which shall retain their base zoning (PI) until
updated through an approved MPD Permit.
b. An approved MPD Permit shall modify, refine or replace the base zoning for parcels within the MPD Overlay,
based on the Rules of Application for the Regulatory
Zones and Overlays provided in Sections 3.4.C.2
through 3.4.C.6.

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1. Intent & Physical Character
The MU-C Zone is intended to implement the vision for
Highway 111 to evolve into a mixed-use central boulevard - characterized by strong urban buildings with active groundfloor uses and frontages that provide services and amenities to the adjacent neighborhoods, inject the corridor with daily human activity, and establish a clear and attractive identity for the corridor that is unique to the City of Indio. “Limited Uses” in the MU-C Zone. Because such
development patterns and intensities may not be supported by the development market in the near term, the MU-C Zone also includes provisions and exceptions for “Limited Uses” - specifically non-residential uses that provide neighborhoodserving amenities and activities along the corridor, but in forms and patterns that are notably “less urban” than the desired long term outcomes that could become more
feasible as the corridor evolves over time. Standards and exceptions for Limited Uses are provided in Section 3.14.

2. Rules of Application of the MU-C Zone
The MU-C Zone shall be applied to existing and newly
formed parcels based on the following requirements:
a. The MU-C Zone shall be applied to all parcels within 150 feet of the public right-of-way boundaries of
Highway 111, except for parcels within Sub-Area 25.
b. The MU-C Zone may be applied to any parcels fully
contained within a 400 foot offset of the public rightof-way boundaries of Highway 111, except for parcels within Sub-Areas 20 and 25, where the MU-C Zone
shall be applied as mapped in Figure 3.4-1.
c. In Sub-Area 20, the MU-C Zone may be applied to any
parcel contained within a 300 foot offset of the public right-of-way boundaries of Highway 111.
d. In Sub-Area 25, the MU-C Zone shall be applied to all (and only those) parcels that share a boundary with
the public right-of way boundaries of Highway 111.
e. In Subareas 1, 17 and 18, the MU-C Zone may be
applied to any parcels fully contained within a 750
foot offset of the public right-of-way boundaries of
Highway 111.

3. MU-C Zone Transition Standards
In addition to the general zone transition requirements of Section 3.9.B.2, the following standards apply specifically to the MU-C Zone:
a. The MU-C Zone shall not be applied to any parcel
directly adjacent a parcel zoned NL, except for
Subareas 20 and 25 where the MU-C zone shall be
applied as mapped in Figure 3.4-1.
b. Transitions between the MU-C an NG Zones shall
require an alley, or public right-of-way between zones.

4. Additional Standards applicable to the MU-C
Zone
None.

The Mixed-Use Corridor Zone is designed to generate strong urban buildings that accomodate a variety of active uses along 111 Boulevard, contributing to a strong visual corridor identity.

3.4.C.2 | Mixed-Use Corridor (MU-C) Zone Summary

Resolution No. 10326 adopting the Highway 111 Corridor Specific Plan and... Page 1404 of 1610 104 CITY OF INDIO | 111 CORRIDOR SPECIFIC PLAN

1. Intent & Physical Character
The NG Zone provides a lively neighborhood environment
that offers a variety of housing types and choices within easy walking and biking distance from the numerous
neighborhood-serving amenities along the corridor and
other activity centers within the zone. Buildings in the NG zone range from neighborhood-scale / “house-form”
types (a.k.a “Missing Middle Housing”), to more urbanscale / “block-form” multi-family and mixed-use types whose massing is articulated in increments compatible in size and scale. The NG Zone is organized around a wellconnected walkable network of tree-lined neighborhood avenues, streets and paseos, and is punctuated by a robust network of neighborhood parks, greens and community
gathering spaces.

2. Rules of Application of the NG Zone
The NG Zone shall be applied to existing and newly formed parcels based on the following requirements:
a. The NG Zone may be applied to any parcel within the
111 CSP area for which neither the MU-C zone nor the
NL zone is required. See Sections 3.4.B.1 & 3.4.B.3 for Rules of Applcation of the MU-C & NL Zones.
b. Within Subarea 25, the NG Zone shall be applied to all parcels for which the MU-C zone is not required. See
Section 3.4.B.1 for Rules of Applcation of the MU-C Zone

3. NG Zone Transition Standards
The following zone transition standards apply to the NG Zone:
a. Where adjacent the NL Zone the maximum height
for development in the NG Zone shall be limited to 3
stories within 75 feet of NL Zone.

4. Additional Standards applicable to the NG
Zone
None.

The Neighborhood General Zone is designed to generate new neighborhoods organized around a comfortable, walkable and connective public realm network providing residents convenient access to the activities and amenities along the 111 corridor.

3.4.C.3 | Neighborhood General (NG) Zone Summary

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1. Intent & Physical Character
The NL Zone provides a transition in building scale
and urban pattern from the more intense multifamily
neighborhoods closer to the corridor, to adjacent singlefamily neighborhoods. This zone is generally limited to 1 and 2-story housing types ranging from single-family
detached homes up to single-family attached and small
“house-form” multi-family housing types that are scaled and designed for compatibility with houses. An interconnected network of pedestrian-oriented streets and neighborhood greens and pocket parks provide a comfortable, walkable public realm.

2. Rules of Application of the NL Zone
The NL Zone shall be applied to existing and newly formed parcels based on the following requirements:
a. The NL Zone shall be applied to all parcels within 150 feet of any parcel zoned SN-4 or SN-8 in the UDC and
whose current land use is single-family residential,
regardless of the depth of the parcel in question.

Parcel APNs: 616160036, 616160037, 616160038,
616160039 within Subarea 12 shall be exempt from
this requirement.
b. For all Subareas except Subareas 20 and 25, the NL
Zone shall not be applied to any parcel within 500
feet of the of the public right-of-way boundaries of
Highway 111, unless required to do so to satisfy the
requirements of Standard 2a. above.
c. Within Subarea 20, the NL Zone shall be applied to
all parcels along King Street between Saidy Avenue
and Requa Avenue.

3. NL Zone Transition Standards
The following zone transition standards apply to the NG Zone:
a. Where adjacent to any parcel zoned SN-4 or SN-8
outside of the 111 CSP area, the maximum continuous
building length of any facade taller than 1-story and
facing the adjacent residential lot shall be limited to 50 feet, within 50 feet of the rear property line.

4. Additional Standards applicable to the NL
Zone
a. Maximum Lot Depth. Maximum depth for lots within
the NL zone shall be 150 feet.
b. Vehicular Access. Alleys shall be required for all lots narrower than 50 feet wide.

The Neighborhood Low Zone is designed to generate high-quality neighborhood fabric that provides an appropriate transition in scale and character to a number of existing single-family neighborhoods adjacent the 111 CSP boundaries.

3.4.C.4 | Neighborhood Low (NL) Zone Summary

Resolution No. 10326 adopting the Highway 111 Corridor Specific Plan and... Page 1406 of 1610 106 CITY OF INDIO | 111 CORRIDOR SPECIFIC PLAN

1. Intent & Physical Character
The MU-Ctr Frontage Overlay reserves “retail-ready” groundfloor space(s) for active neighborhood-serving commercial uses at key nodes and centers along the corridor. Because the market may not be poised to deliverer as many of these uses in the near-term as would ultimately be desired/
needed to support the new neighborhoods anticipated
within the 111 CSP area - once significantly built-out - the MU-Ctr Overlay requires that a meaningful amount
of ground floor space in these areas be designed and
constructed as flexible commercial spaces that can be
adapted to accomodate other market supported uses in
the near-term, if neccessary.

2. Rules of Application of the MU-Ctr Overlay
The MU-Ctr overlay shall be applied to the Frontages of parcels based on the following requirements:
a. For all intersections mapped “MUCtr Overlay” in Figure 3.4-1, the MU-Ctr Overlay shall be applied to a minimum of
200 feet of parcel frontage for each corner of the
intersection (extending across multiple parcels if
necessary) for a total of 800 lineal feet MU-Ctr overlay mapped per Intersection, and a minimum of 50 lineal
feet mapped on each street frontage. See Figure

3.4.C.5-2 for application examples.
b. For Subareas 17 and 18, a total of 800 lineal feet of MU-Ctr overlay shall be mapped onto parcel frontages
in each subarea (for a total of 1,600 lineal feet), with a minimum of 50 feet mapped on each street frontage
for all intersections on 111 Blvd.

3. Standards Regulated by the MU-Ctr Overlay
a. Allowed Land Uses. The MU-Ctr Overlay limits
ground-floor use to those providing neighborhood
and district-serving amenities, and those that generate human activity. See Section 3.5 .
b. Private Frontage Requirements. The MU-Ctr Overlay
requires ground floor Commercial or “Retail-Ready”
spaces and frontages wherever mapped. See Section

3.10.C - Frontages.

4. Additional Standards applicable to the MUCtr Overlay None.

The MU-Ctr Overlay reserves ground floor commercial and “retail-ready” space in Centers and Districts along the Corridor.

3.4.C.5 | Mixed-Use Center (MU-Ctr) Frontage Overlay Summary Figure 3.4.C.5-1 - MU-Ctr Overlay Application

OVERLAY

OVERLAY

OVERLAY

OVERLAY

OVERLAY
Example A: Required frontage prioritized along 111 Blvd Example B: Required frontage prioritized along Cross Street 111 Blvd
111 Blvd
Cross Street Cross Street

Resolution No. 10326 adopting the Highway 111 Corridor Specific Plan and... Page 1407 of 1610 CHAPTER 3 | THE CODE
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1. Intent & Physical Character
The W/E Overlay is a use overlay specific to Subarea 27 of the 111 CSP. The intent of this overlay is to limit allowed uses to those envisioned by the General Plan Place Type W/EP , which covers this subarea.

2. Rules of Application of the MU-Ctr Overlay
The W/E overlay shall be applied to existing and newly
formed parcels based on the following requirements:
a. The MU-Ctr Overlay shall be applied to all properties within Subarea 27.

3. Additional Standards applicable to the W/E
Overlay
a. The W/E Overlay shall modify the allowed land uses
of the underlying zone only, per the requirements of
Section 3.5. All other requirements of the underlying
zone to which the W/E Overlay is applied shall be
applicable.

The W/E Use Overlay limits uses in Subarea 27, preserving space for industrial and employment generating uses.

3.4.C.6 | Workplace Employment (W/E) Use Overlay Summary

Resolution No. 10326 adopting the Highway 111 Corridor Specific Plan and... Page 1408 of 1610 108 CITY OF INDIO | 111 CORRIDOR SPECIFIC PLAN

1. Intent & Applicability:

This section identifies the allowed uses and corresponding permit requirements for each regulatory zone and overlay within the 111 CSP, subject to the applicable development standards, development standards, and all other applicable requirements of this Chapter, unless otherwise specified.

The intent of the use regulations in this section is to enable the neighborhoods, districts, and centers envisioned
within the 111 CSP to be activated and enlivened by a
dynamic and diverse mix of compatible uses within urban forms and patterns that promote pedestrian access,
activity, and social interaction.

3.5 | Allowed Uses
A. Introduction
B. Allowed Uses & Permit Requirements
Allowed uses by zone and corresponding requirements for entitlements are listed in Table 3.5-1. Generally, a use is either allowed by right, allowed through issuance of a permit, or not allowed. In addition to the requirements for planning entitlements of this Code, other permits may be required prior to establishment of the use (e.g., building permit or permits required by other agencies). The requirements for planning entitlements include:

1. Permitted (P). A land use shown with a “P” indicates that the land use is permitted by right in the
designated zone or overlay, subject to compliance
with all applicable standards of this Code as well
State and Federal law.

2. Accessory Use (A). A land use shown with “A”
indicate that the land use is permitted only as a
secondary use in conjunction with a primary use,
subject to compliance with all applicable standards of
this Code as well State and Federal law.

3. Administrative Use Permit (AUP) Required. A
land use shown with “AUP” indicates that the land
use is permitted in the designated zone or overlay
upon issuance of an administrative use permit
from the designated approving authority, subject to
compliance with all applicable standards of this Code,
as well as State and Federal law.

4. Conditional Use Permit (CUP) Required. A land
use shown with “CUP” indicates that the land use
is permitted in the designated zone or overlay
upon issuance of a conditional use permit from
the designated approving authority, subject to
compliance with all applicable standards of this Code
as well as State and Federal law.

5. Not Permitted (X). A land use shown with an “X” is
not allowed in the applicable zone or overlay.

6. Temporary Uses (TUP). On occasion, property will
be used for an event, activity, or use on a short-term
basis. Such use is considered a temporary use. A land
use shown with “TUP” indicates that the land use is
permitted as a temporary use in conjunction with the
issuance of a temporary use permit in accordance
with UDC Section 6.04.05 (Temporary Use Permits).

UDC Chapter 4.26 (Temporary Uses) provides the
regulations for these uses, including additional
development standards and time limits.

7. “Limited Uses” (LU). The 111 CSP includes provisions for the limited approval of specific development
patterns and land-uses within the MU-C Zone that
may not be entirely consistent with the desired longterm outcomes for the corridor or all standards of the MUC-Zone. Accordingly, a land use show with
a “LU” indicates that the land use is subject to the
additional requirements of Section 3.14.

It should be noted that because “Land Use” and “Urban Form/ Pattern”, though related, are unique topics, any allowed land use could be considered “limited” based on the proposed urban form of the development it is intended to inhabit.

Accordingly, a permitted land use in Table 3.5-1 does not exempt the applicant from complying with the requirements of other provisions of this Code, the UDC, the Building Code, or other local, state, or federal requirements.

For consistency and ease of use, Table 3.5-1 has been
organized into the specific land uses and land use
categories provided in the Unified Development Code
(UDC). Accordintly, definitions of all uses and categories described herein, shall be as defined in Chapter 7.01 of the UDC.\se used in the 111 CSP is not defined in UDC,
the Director shall determine the correct definition, giving deference to common usage. Uses that are not listed
are not allowed unless the Director makes a similar use determination.

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ADOPTION DRAFT | SEPTEMBER 2022 109
C. Supporting Findings for Approved Land Uses

1. Required Findings for AUP & CUP Approvals:

For all uses requiring Administrative (AUP) or Planning Commission (CUP) approval, a review shall be conducted
with the purpose of determining that each such proposed use is, and will continue to be, compatible with surrounding, existing, or planned uses; and for the further purpose of establishing such special conditions as may be necessary to insure the harmonious integration and compatibility of such uses in the Downtown and with the surrounding area.

To support the review and approval of such use,s the
following determinations shall be made and appropriate
conditions applied to ensure:
a. That the proposed use will not become a public
nuisance, resulting in disturbances of the peace, illegal drug activity including sales or possession thereof,
public drunkenness, drinking in public, harassment
of passersby, gambling, prostitution, public urination, curfew violations, theft, assaults, batteries, acts of
vandalism, illegal parking, excessive littering, excessive noise (particularly between the hours of 11:00 p.m.
and 7:00 a.m.), noxious smells or fumes, lewd conduct,
or frequent police detention, citations or arrests, or
any other activity declared by the City to be a public
nuisance determined by California law to be public
nuisance.
i. That the proposed use will not generate noise, light, glare, dust, noxious odors or other similar adverse
effects on surrounding uses. For the purposes of
this requirement, “surrounding uses” shall include
occupants of neighboring buildings, occupants of
other floors within the same building, and pedestrians
passing along the sidewalk in front of the subject
property.
ii. By the design and construction of buildings and by
hours of operation of the subject use, noise that
would be disruptive to residents of dwellings beside
or above the proposed use shall not be permitted
between the hours of 11:00 P.M. and 7:00 A.M.
b. That the proposed use will not generate access and
parking requirements in excess of those provided for
Section 3.12.
c. That perceived privacy and/or security requirements
of the proposed use will not lead building users to
maintain rarely opened opaque window coverings on
street-facing windows, nor to routinely utilize rear or side entries rather than street-facing front doors as the primary means of access and egress to the building.
d. That the ground floor rooms adjacent to the street
frontage will be occupied during much of the day and
occupied and/or lighted during most evenings.
i. For all retail, restaurant and indoor recreational uses, display windows shall not “wall off” views into retail
interior spaces, and the interiors of dining rooms
and activity rooms shall be clearly visible to passing
pedestrians.
ii. For office uses, front rooms should include lobbies, waiting areas, and office spaces in which window
blinds are typically open.
iii. For residential uses, units should be configured such that public realm-facing rooms include living rooms
and dining rooms, and should not include bathrooms,
closets and other uninhabited spaces.

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Table 3.5-1 Allowed Uses

USES BY CATAGORY NL
Zone
NG
Zone
MU-C
Zone
MU-Ctr
Overlay*
W/E
Overlay**
Additional/Specific
Use Regulations
A. AGRICULTURE AND ANIMAL KEEPING USES
Agricultural Support, Sales, Service, and Storage X X X X AUP 1. See UDC Chapter 4.03 (Animal Keeping)

2. Only applicable for
Subareas 2 and 10
Aquaculture X X X X AUP
Animal Husbandry and Production X X X X X
Animal Raising and Keeping, Exotic X X X X X
Animal Raising and Keeping, Domestic Pets1 A A A A A
Animal Raising and Keeping, Horses X X X X X
Animal Raising and Keeping, Large Livestock X X X X X
Animal Raising and Keeping, Small Livestock, Poultry,
and Beekeeping

X X X X X
Backyard Breeding P P X X X
Community Garden AUP AUP X X AUP
Crop Production X X CUP2 X X
Greenhouse, Private A A CUP2 X AUP
Horticultural Production X X CUP2 X AUP
Kennels, Private/Hobby X X X X AUP
Private Garden A A A A A
Stable/Equestrian Facility, Commercial/Public X X X X X Stable/Equestrian Facility, Hobby/Private X X X X X
B. AUTOMOBILE AND VEHICLE USES - SEE ALSO “LIMITED USES” (SECTION 3.14) Auto and Vehicle Rental X X CUP,
LU3
CUP,
LU3
AUP 3. Subject to Limited
Use standards of
Section 3.14 (“See A.

Specific to Standalone
Commercial Uses”)
Auto and Vehicle Sales, New X X X X AUP
Auto and Vehicle Sales, Used X X X X AUP
Auto and Vehicle Sales and Rental, Large Vehicles
and Equipment

X X X X X
Auto and Vehicle Services and Repair – Major X X X X X
Auto and Vehicle Services and Repair – Minor X X X X AUP Auto and Vehicle Towing/Impounding X X X X X
Auto and Vehicle Washing and Detailing X X CUP /
LU3
X AUP
Auto and Vehicle Wrecking/Dismantling X X X X X
Fueling Stations X X CUP /
LU3
CUP /
LU3
AUP
Truck Stop/Fueling Station X X X X X
* MU-Ctr Overlay applies to ground-floor frontages and uses only; ** W/E Overlay applies to Subarea 27 only, and overrides allowed uses for the underlying zone(s).

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ADOPTION DRAFT | SEPTEMBER 2022 111

USES BY CATAGORY NL
Zone
NG
Zone
MU-C
Zone
MU-Ctr
Overlay*
W/E
Overlay**
Additional/Specific
Use Regulations
C. CANNABIS RELATED USES4
Cannabis Cultivation, Commercial X X X X X 4. See also UDC Chapter

4.06 (Cannabis
Activity) Cannabis Cultivation, Personal P P P X P
Cannabis Logistics, Distribution, and Transportation
Facility

X X X X X
Cannabis Manufacturing X X X X X
Cannabis Retailer, Microbusiness, or Dispensary X X P P P Cannabis Testing Laboratory X X X X X
D. EATING AND DRINKING ESTABLISHMENTS/ENTERTAINMENT USES Bar/Nightclub/Lounge X X AUP P AUP 5. See also UDC Chapter

4.26 (Temporary Uses)

6. Subject to Limited Use
standards of Section

3.14 (“See C. Specific
to Freestanding
Commercial and
Drive-Throughs”)
Brewpub/Taproom/Wine Bar/Microdistillery X X AUP P AUP
Cinema/Theater/Performing Arts Center X X AUP P AUP
Live Entertainment as Accessory Use, Indoors (Accessory) X A A A A Live Entertainment as Accessory Use, Outdoors
(Accessory)
X A,
AUP,
TUP5
A,
AUP,
TUP5
A, TUP5 A, TUP5
Outdoor Dining (Accessory) X A A A A
Outdoor Entertainment X X AUP AUP AUP
Restaurant, Dine-In and Take-Out X AUP P P P
Drive -Through Uses (all) X CUP
/ LU6
CUP /
LU6
CUP /
LU6
CUP /
LU6
E. INDUSTRIAL AND MANUFACTURING USES
Artisan Manufacturing/Makers Space X X AUP,
LU7
AUP,
LU7
P 7. Subject to Limited
Use standards of
Section 3.14 (“See D.

Specific to Office/Light
Industrial”)

Brewery/Distillery/Winery - without tasting room or
> 10,000 sf

X X X X AUP
Brewery/Distillery/Winery - with tasting room and
<10,000 sf

X X AUP,
LU7
AUP,
LU7
P
Construction and Materials Yards X X X X AUP
Food or Beverage Manufacturing X X X X AUP
Hazardous Materials/Wholesale Fuel Storage and
Distribution

X X X X X
Indoor Warehousing, Storage, Wholesaling, and
Distribution

X X X X AUP
Manufacturing/Processing, Heavy X X X X X
Manufacturing/Processing, Light X X X X AUP
Mining/Resource Extraction X X X X X
Outdoor Storage (Primary Use) X X X X AUP
Outdoor Storage (Accessory) X X X X A
Salvage and Wrecking Yards X X X X X
* MU-Ctr Overlay applies to ground-floor frontages and uses only; ** W/E Overlay applies to Subarea 27 only, and overrides allowed uses for the underlying zone(s).

Table continued on next page >>>

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USES BY CATAGORY NL
Zone
NG
Zone
MU-C
Zone
MU-Ctr
Overlay*
W/E
Overlay**
Additional/Specific
Use Regulations
E. LODGING
Bed and Breakfast X AUP X X X 8. Subject to Limited Use standards of Section

3.14 (“See C. Specific
to Freestanding
Commercial and
Drive-Throughs”)
Lodging - Extended Stay X X AUP X AUP
Lodging - Hotels X CUP P P AUP
Lodging - Motels X CUP,
LU8
AUP,
LU8
AUP,
LU8
AUP
Lodging - Timeshares X X X X X
F. RECREATION, EDUCATION, AND PUBLIC ASSEMBLY USES
Campground, Temporary X X X X X General to all Uses in
this Category:

Subject to Limited Use
standards of Section

3.14 (“See C. Specific
to Freestanding
Commercial and DriveThroughs”; D. Specific
to Light Industrial and
Office”)

9. See also UDC Chapter

4.08 (Day Care
Centers)
Cemeteries, Crematories, or Mausoleums X X X X X
Civic/Government CUP AUP AUP X AUP
College/University X CUP CUP X CUP
Commercial Recreation and Sports, Indoor X X AUP,
LU
X P
Commercial Recreation and Sports, Outdoor X X X X AUP
Community Assembly, Up to 5,000 sf (gross sf) CUP P P AUP P Community Assembly, > 5000 sf - 12,000 sf (gross sf) X AUP AUP AUP AUP Community Assembly, >12,000 sf (gross sf) X CUP CUP X CUP Cultural Institutions AUP AUP AUP AUP P
Day Care Centers9 X P P X P
Instructional Services, <= 5000 sf AUP AUP P AUP P
Instructional Services, > 5000 sf X X AUP X P
Open Space, Natural P P P X P
Parks and Recreation Facilities P P P X P
Public Service Facility AUP AUP AUP AUP P
Recreational Vehicle (RV) Park X X X X X
Schools, Public or Private (TK-12) CUP CUP CUP X CUP
Social Service Facilities X X CUP X AUP
Tutoring Facilities AUP AUP P AUP P
Vocational/Trade School X CUP CUP X AUP
G. RESIDENTIAL & LODGING
Accessory Dwelling Unit (ADU) and Jr ADU10 A A A X X 10. See also UDC Chapter 4.02 (ADUs
and Jr ADUs)

11. See also UDC
Chapter 4.08 (Child
Day Care in a Home
(Small and Large)

12. See also UDC
Chapter 4.13
(Emergency Shelters)
Caretaker’s Unit X X X X A
Child Day Care in a Home, Large11 AUP AUP AUP X X
Child Day Care in a Home, Small11 P P P X X
Cottage Industry X A,
AUP

A, AUP X X
Emergency Shelter X X X X P
Group Residential Home X CUP CUP X AUP
Table 3.5-1 Allowed Uses
* MU-Ctr Overlay applies to ground-floor frontages and uses only; ** W/E Overlay applies to Subarea 27 only, and overrides allowed uses for the underlying zone(s).

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USES BY CATAGORY NL
Zone
NG
Zone
MU-C
Zone
MU-Ctr
Overlay*
W/E
Overlay**
Additional/Specific
Use Regulations
Home Occupation13 A A A X A 13. See also UDC
Chapter 4.14 (Home
Ocupations)

14. See also UDC
Chapter 4.10
(Cottage Food
Operations)

15. See also UDC
Chapter 4.15 (Live
Work)

16. Ground-floor
residential use in
MU-CTR Overlay
allowed only via
“Retail/Housing
Flex” Private
Frontage Type - per
the requireents of
Section 3.10.C.4.b

17. Standards of UDC
Chapter 2.03.05 shall
apply to all “HouseForm” residential
development as
defined in Section

3.3 Glossary.

Cottage Food Operation14 A,
AUP
A,
AUP

A, AUP X A, AUP
Live/Work15 AUP P P AUP16 AUP
Manufactured/Mobile Home Park X X X X X
Residential Care Facilities, Large CUP CUP CUP X X
Residential Care Facilities, Small P P P X X
Residential Dwelling, Single-Family Detached17 P P CUP X X Residential Dwelling, Single-Family Attached P P X X X
Residential Dwelling, Duplex, Triplex, Quadplex17 P P X X X Residential Dwelling, Multifamily ≥ 5 Units P P P AUP16 X Residential Dwelling, Mobile Home X X X X X
Residential Dwelling, Manufactured/Modular/
Prefabricated

CUP CUP CUP X CUP
Single-Room Occupancy X CUP CUP X CUP
Supportive Housing X CUP CUP X CUP
Transitional Housing X X X X CUP

RETAIL, SERVICE, AND OFFICE USES
Adult-Oriented Business18 X X X X X 18. See also UDC
Chapter 4.02 (AdultOriented Businesses)

19. See also UDC
Chapter 4.05 (Bail
Bonds)

20. Does not include
Drive-Through
institutions. DriveThrough financial
institutions, are
covered under “Drive
Throughs (All Uses)”
in Use Category D
above.

21. See also UDC
Chapter 4.07 (CheckCashing Businesses)
Alcohol Sales, Off-Sale X CUP CUP CUP CUP
Animal Sales and Services X X P AUP P
ATM (Accessory Use) X X A A A
Bail Bonds19 X X X X CUP
Banks, Financial, and Savings & Loan Institutions20 X X P AUP P Building Materials Sales and Services X X X X P
Business to Business Support Services X X X X P
Check-Cashing Businesses X X CUP X CUP
Convenience Market X AUP AUP,
LU

AUP, LU AUP
Food Preparation, Commercial X X P AUP P
Fortunetelling, Palm and Card Reading X X P AUP P
Funeral Homes and Mortuaries X X AUP X P
General Retail ≤ 5,000 sf X AUP P P P
General Retail 5,000 sf - 25,000 X X P AUP P
General Retail/Superstore > 25,000 X X CUP,
LU

CUP, LU X
Table continued on next page >>>
* MU-Ctr Overlay applies to ground-floor frontages and uses only; ** W/E Overlay applies to Subarea 27 only, and overrides allowed uses for the underlying zone(s).

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USES BY CATAGORY NL
Zone
NG
Zone
MU-C
Zone
MU-Ctr
Overlay*
W/E
Overlay**
Additional/Specific
Use Regulations
Grocery Store X AUP P P P 22. See also UDC
Chapter 4.17
(Massage
Establishment
(Stand-alone))

23. See also UDC
Chapter 4.20
(Pawnshops)

24. See also UDC
Chapter 4.23 (Smoke
Shops)

25. See also UDC
Chapter 4.26
(Temporary Uses)

26. See also UDC
Chapter 4.24 (Tattoo
/ Body Art / Piercing
Establishment)

27. See also UDC
Chapter 4.22 (Resale
/ Consignment)
Hospital X X CUP CUP CUP
Kennels/Boarding, Commercial X X AUP X AUP
Kiosk/Outdoor Vending X X A A A
Laundromat X AUP AUP AUP, LU P
Massage Establishment, Accessory Use X X A A A
Massage Establishment, Stand-Alone22 X X CUP CUP X
Medical Services, Extended Care X X CUP X AUP
Medical Services, Medical/Dental/Holistic/Clinic X X P AUP P Medical Services, Urgent Care X X P AUP, LU P
Mini-Storage Warehousing or Facility X X X X CUP
Neighborhood Market X AUP P P P
Nursery/Garden Center X AUP AUP X P
Offices, Processing X X X X P
Offices, Professional/Administrative X AUP P AUP P
Offices, Service X AUP P AUP P
Outdoor Display (Accessory) X A A A A
Pawnshop23 X X CUP CUP CUP
Personal Services X X P P P
Research and Development X X CUP X P
Smoke Shops24 X AUP CUP CUP P
Smoking Lounge X AUP AUP AUP P
Swap Meet, Outdoor (Temporary)25 X TUP TUP TUP TUP
Tattoo/Body Art/Piercing26 X AUP AUP AUP P
Resale/Consignment/Thrift Shop27 X AUP AUP AUP P
Veterinary Hospitals X AUP AUP X P

UTILITY, TRANSPORTATION, AND COMMUNICATION
USES
Airports and Heliports X X X X X 28. See also UDC
Chapter 4.25
(Telecommunications
/ Wireless Facilities)
Communications, Facilities within Buildings X X X X P
Communications,Telecommunications/Large
Commercial Antennas

X X X X AUP/CUP
Communications, Telecommunications/Small Wireless
Facilities

X AUP AUP X P
Freight/Trucking Facility X X X X AUP
Light Fleet-Based Services X X X X P
Mobile Recycling Unit A,
AUP
A,
AUP

A, AUP A, AUP A, AUP
Table 3.5-1 Allowed Uses
* MU-Ctr Overlay applies to ground-floor frontages and uses only; ** W/E Overlay applies to Subarea 27 only, and overrides allowed uses for the underlying zone(s).

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USES BY CATAGORY NL
Zone
NG
Zone
MU-C
Zone
MU-Ctr
Overlay*
W/E
Overlay**
Additional/Specific
Use Regulations
Parking, Structured (above ground)29 X A,
AUP
A, AUP A, AUP A, AUP 29. Subject to the
requirements of
Section 3.12 -
Parking

30. Bus stops are
allowed in all Zones
and Overlays

Parking, Subterranean29 A,
AUP
A,
AUP

A, AUP A, AUP A, AUP
Parking, Surface Lot29 A,
AUP
A,
AUP

A, AUP A, AUP A, AUP
Passenger Transportation Facilities30 X X CUP,
LU

CUP, LU CUP
Public Utilities, Major X X X X AUP
Public Utilities, Minor AUP AUP AUP X P
Renewable Energy System (Primary Use) X X X X A
Renewable Energy System, Building-Mounted (Accessory) A A A X A Renewable Energy System, Stand-Alone or Ground
Mounted (Accessory)
A,
CUP
A,
CUP

A, CUP X A
Recycling Collection and/or Processing Facility X X X X AUP Reverse Vending Machine (Accessory) X X A A A
Utility Yard X X X X AUP
* MU-Ctr Overlay applies to ground-floor frontages and uses only; ** W/E Overlay applies to Subarea 27 only, and overrides allowed uses for the underlying zone(s).

Resolution No. 10326 adopting the Highway 111 Corridor Specific Plan and... Page 1416 of 1610 116 CITY OF INDIO | 111 CORRIDOR SPECIFIC PLAN
A. Introduction

1. Intent. As described in Chapters 3 and 4 of the General Plan, a complete network of complete streets will provide the multi-modal circulation network and public realm
framework for all future development within the Highway 111 Corridor. With the exception of Riverside Countyowned Public Facilities to the south of Downtown, all Place Types within the Corridor require that new
development occur within blocks with perimeters not
exceeding 1,600 feet—or 2,200 feet with a Midblock
Paseo. Furthermore, the General Plan requires that
the street networks that form those blocks provide
regular, closely spaced intersections—at significantly
higher densities (intersections per square mile) than
the conventional suburban development patterns of
the region. In order to implement these General Plan
requirements, this Section establishes Block Standards
(Section 3.6.C) and requires specific connections which create links through and between Subareas (Section 3.6.B).

The current circulation and public realm network within and around the Plan Area is not connective or complete
and does support or encourage pedestrian activity.

Designed primarily to accommodate the automobile,
it features wide streets, narrow sidewalks with little
landscaping, large blocks, and large parking lots. In
order to systematically complete the required street
network, the standards of this section are organized to ensure that each new development project—whether
large or small—makes its contribution to a complete
public realm network and pattern of publicly accessible and walkable blocks.

2. Applicability. The standards of this section shall apply to any parcel within the Master Planned Design Overlay
in Figure 3.4-1, or for any proposed development greater than 4 acres in size. No new subdivision, building, street or other improvement shall be approved on such a parcel without Development Design Review and an approved
Master Planned Development (MPD) Permit, based on
a determination of consistency with these standards,
per Section 3.2.5 and Table 3.2-2. See Section 3.2.5.G
and Table 3.2-3 for a description of the application and approval process and required submittal material.

Additionally, the standards of this section shall apply under the following conditions:
a. Required Connectivity. The standards of Section 3.6.B are applicable to any new development site within a
Subarea in which new connectivity is shown in Figure

3.6-1. The applicant shall show in a site plan that the connectivity requirements shown in Figure 3.6-1 and
described in Table 3.6-2 are being met.
i. Exception. The Connectivity Standards do not apply
to any site which lies within a Subarea for which a
Master Connectivity Plan (See Section 3.2.5) was
previously approved, and the Director finds that the
proposed project is consistent with that previously
approved connectivity plan.
ii. Exception. Adaptive reuse, subject to Section

3.14.E, of existing structures which block a required
connection is permitted. The segment of the required
connection which is blocked by the existing structure
does not need to be implemented unless and until
the site the existing structure is partially or fully
demolished.
b. Maximum Block Size. The standards of Section 3.6.C
are applicable to any new development site which is
larger than the allowable block size parameters (See
Table 3.6-3).
c. Required Public Open Space. All new development
must provide usable public open space as defined and
regulated in Section 3.7.D.

3.6 | Subdivision, Connectivity, & Public
Realm Completion